# Horizon Home Buyers

> Horizon Home Buyers (Horizon Development Group, LLC) is a local cash home buyer in Spokane, Washington. We buy houses in any condition with no fees or commissions, make a written cash offer within 24 hours, and close at a local title company in as little as 7 days. Office: 6518 N. Lee St., Spokane, WA 99217. Phone 509-383-3034. Email info@horizon-groupllc.com.

Service area: Spokane, Spokane Valley, Liberty Lake, Cheney, Airway Heights, Medical Lake, Deer Park, Mead, Nine Mile Falls, Spokane County. Second market: Kitsap County, WA (Bremerton, Port Orchard, Silverdale, Poulsbo, Bainbridge Island, Kingston, Gig Harbor (north)), see https://sellmyspokanehomefast.com/we-buy-houses-kitsap-county/.

Typical situations: foreclosure or missed mortgage payments, inherited or probate property, divorce, tired landlords with tenants in place, houses needing major repairs, relocation.

## Key pages

- [Sell your house fast in Spokane](https://sellmyspokanehomefast.com/): Home page with the cash-offer request form.
- [How it works](https://sellmyspokanehomefast.com/how-it-works/): The four steps from first contact to closing.
- [Compare: cash sale vs. listing with an agent](https://sellmyspokanehomefast.com/compare/): Commissions, closing costs, contingencies, repairs, showings and timeline side by side.
- [FAQ](https://sellmyspokanehomefast.com/faq/): Direct answers to the questions Spokane sellers ask.
- [We buy houses in Kitsap County, WA](https://sellmyspokanehomefast.com/we-buy-houses-kitsap-county/): Second market: Bremerton, Port Orchard, Silverdale, Poulsbo, Bainbridge Island, Kingston. Closing at a Kitsap-area title company.

## Frequently asked questions

- [How fast can I sell my house in Spokane to Horizon Home Buyers?](https://sellmyspokanehomefast.com/faq/how-fast-can-i-sell-my-house-in-spokane/): Horizon Home Buyers can usually make a written cash offer within 24 hours of receiving your property information, and close in as little as 7 days at a local Spokane title company. Because we pay cash and do not use bank financing, there is no appraisal or loan approval to wait on. If you need more time, you pick the closing date.
- [What happens after I request a cash offer from Horizon Home Buyers?](https://sellmyspokanehomefast.com/faq/what-happens-after-i-request-a-cash-offer/): After you submit the property form or call, Horizon Home Buyers reviews the address, condition and title, then contacts you within 24 hours. If the house fits our buying criteria we schedule a short walkthrough, present a fair written cash offer with no obligation, and if you accept, we open escrow at a local Spokane title company and close on the date you choose.
- [Does Horizon Home Buyers charge any fees or commissions?](https://sellmyspokanehomefast.com/faq/do-you-charge-fees-or-commissions/): No. Horizon Home Buyers charges no fees and no commissions when buying your Spokane house, and we pay the standard closing costs. The cash offer you accept is the amount you receive at closing, minus only your mortgage payoff or other liens recorded against the property. Compare that with a listing, where the seller typically pays around 6% in commissions plus roughly 2% in closing costs.
- [How does Horizon Home Buyers calculate a cash offer on a Spokane house?](https://sellmyspokanehomefast.com/faq/how-does-horizon-home-buyers-calculate-an-offer/): Horizon Home Buyers starts with what the house would sell for in good condition, based on recent comparable sales in your Spokane neighborhood, then subtracts the cost of repairs it needs, our holding and closing costs, and a reasonable margin for taking on the risk. The result is a fair, written cash offer with no fees deducted from it. We show you the numbers and never pressure you to accept.
- [Is a cash offer from a home buyer less than market value?](https://sellmyspokanehomefast.com/faq/is-a-cash-offer-less-than-market-value/): Usually, yes. A cash home buyer like Horizon Home Buyers will not pay full retail value, because the offer accounts for repairs, holding costs and a margin. What you should compare is the net: a listing's higher price minus roughly 6% commissions, about 2% closing costs, repairs, and three months of mortgage and utility payments while you wait. For houses that need work or sellers who need certainty, the cash net is often close and the sale is guaranteed.
- [Who pays closing costs when I sell my house to a cash buyer in Washington?](https://sellmyspokanehomefast.com/faq/who-pays-closing-costs-when-selling-for-cash/): When you sell to Horizon Home Buyers, we pay the closing costs: title insurance, escrow fees and recording fees. The only amounts deducted from your proceeds are things recorded against the property, such as your mortgage payoff or liens, plus Washington's real estate excise tax (REET), which state law assigns to the seller on any transfer and the title company calculates from the sale price.
- [Can I sell my house as-is in Spokane without making repairs or cleaning?](https://sellmyspokanehomefast.com/faq/sell-house-as-is-spokane/): Yes. Horizon Home Buyers buys Spokane houses in as-is condition, which means no repairs, no cleaning, no staging and no inspection you have to pass. Roof damage, water damage, foundation issues, code violations, hoarding, old wiring or a house full of belongings do not stop the sale. You take what you want and leave the rest; we handle the property after closing.
- [Do I have to disclose problems with my house if I sell it as-is in Washington?](https://sellmyspokanehomefast.com/faq/do-i-need-to-disclose-problems-when-selling-as-is/): Yes. In Washington, selling as-is does not remove the seller disclosure requirement. Most residential sellers must complete the Form 17 disclosure statement, and known material defects should be disclosed even to a cash buyer. With Horizon Home Buyers this works in your favor: we price the repairs into the offer, so disclosing a problem does not trigger the price cuts or cancelled deals it can with a retail buyer.
- [Can I sell my house if I am behind on payments or in foreclosure in Spokane?](https://sellmyspokanehomefast.com/faq/sell-house-in-foreclosure-spokane/): Yes, as long as the foreclosure sale has not already happened. In Washington, a nonjudicial foreclosure takes months from the first missed payments to the trustee's sale, and you keep the right to sell until that sale date. Horizon Home Buyers can make a cash offer within 24 hours and close in as little as 7 days, pay off the lender through the title company, and put any remaining equity in your pocket instead of losing it at auction.
- [How do I sell an inherited house in Spokane, and do I need to finish probate first?](https://sellmyspokanehomefast.com/faq/selling-inherited-house-spokane/): In Washington you generally need legal authority to sell an inherited house: either a court-appointed personal representative through probate, or a trustee if the home was held in a trust. Once that authority exists, Horizon Home Buyers can buy the house as-is, belongings and all, with a cash offer within 24 hours and closing timed to the estate's needs. We regularly work with out-of-town heirs and estate attorneys and can coordinate directly with the title company.
- [What is the fastest way to sell a house during a divorce in Spokane?](https://sellmyspokanehomefast.com/faq/selling-house-during-divorce-spokane/): The fastest clean option is a cash sale to a buyer like Horizon Home Buyers: one walkthrough, a written offer within 24 hours, closing in as little as 7 days, and the title company splitting proceeds exactly as the settlement agreement or court order directs. Both spouses on title must sign, and if a decree already governs the sale, the title company follows it. A cash sale avoids months of showings, repair negotiations and a financing contingency while you are trying to move on.
- [Can I sell a rental property in Spokane with tenants still living in it?](https://sellmyspokanehomefast.com/faq/sell-rental-property-with-tenants-spokane/): Yes. Horizon Home Buyers buys occupied rental properties in Spokane with tenants in place, including tenants who are behind on rent or on month-to-month terms. The lease and security deposit transfer to us at closing, so you do not have to evict, give notice or wait for a vacancy. Washington's tenant-protection rules make evictions slow and costly for landlords; selling to a buyer who takes over the tenancy sidesteps that entirely.
- [What documents do I need to sell my house for cash in Washington?](https://sellmyspokanehomefast.com/faq/what-documents-do-i-need-to-sell-my-house-for-cash/): For a cash sale in Washington you will typically need government-issued photo ID, the deed or proof of ownership, your most recent mortgage statement so the title company can request a payoff, the seller disclosure statement (Form 17), and, if applicable, probate or trust documents showing your authority to sell. The title company prepares the purchase paperwork, the real estate excise tax affidavit and the closing statement; you mostly just sign.
- [Where does Horizon Home Buyers buy houses?](https://sellmyspokanehomefast.com/faq/what-areas-does-horizon-home-buyers-buy-houses-in/): Horizon Home Buyers buys houses in Spokane, WA and the surrounding area, including Spokane Valley, Liberty Lake, Cheney, Airway Heights, Medical Lake, Deer Park, Mead and Nine Mile Falls. Our second market is Kitsap County on the west side of the state: Bremerton, Port Orchard, Silverdale, Poulsbo, Bainbridge Island and Kingston. We are based at 6518 N. Lee St. in north Spokane. Properties elsewhere in Washington are considered case by case.
- [Who is Horizon Home Buyers, and is the company legitimate?](https://sellmyspokanehomefast.com/faq/who-is-horizon-home-buyers/): Horizon Home Buyers is the home-buying brand of Horizon Development Group, LLC, a Spokane, Washington real estate solutions and investment company located at 6518 N. Lee St., Spokane, WA 99217. The company buys houses directly for cash, closes through local licensed title companies, and operates a sister restoration business in Spokane. You can reach the office at 509-383-3034 or info@horizon-groupllc.com, and find the business on Google Maps under Horizon Development Group, LLC.
- [I am relocating out of Spokane. Can I sell my house fast without moving twice?](https://sellmyspokanehomefast.com/faq/can-i-sell-my-house-fast-if-i-am-relocating/): Yes. Horizon Home Buyers can make a cash offer within 24 hours and close on the date you choose, so you can line the sale up with your move, a new job start, or military orders. Because we buy as-is, you do not need to stage the house or fly back for showings, and you can leave behind anything you do not want to move.
- [Does Horizon Home Buyers buy houses in Kitsap County?](https://sellmyspokanehomefast.com/faq/do-you-buy-houses-in-kitsap-county/): Yes. Horizon Home Buyers buys houses for cash in Kitsap County, Washington, including Bremerton, Port Orchard, Silverdale, Poulsbo, Bainbridge Island and Kingston, in addition to our home market of Spokane. The process is the same: a written cash offer within 24 hours, no fees or commissions, as-is condition, and closing at a Kitsap-area title company in as little as 7 days or on the date you choose.
- [How does selling a Kitsap County house to a Spokane-based cash buyer work?](https://sellmyspokanehomefast.com/faq/how-does-a-kitsap-county-cash-sale-work-with-a-spokane-buyer/): Selling a Kitsap County house to Horizon Home Buyers works like any cash sale, with the closing handled locally. You send the property details, we research it and make a written offer within 24 hours, we schedule one walkthrough at your convenience, and when you accept we open escrow at a Kitsap-area title company. You sign with the title company or its mobile notary and receive your funds by wire at closing. You never need to travel to Spokane.

## Guides and articles

- [How a Spokane Cash Offer Is Actually Calculated (and Where the Money Goes at Closing)](https://sellmyspokanehomefast.com/how-a-spokane-cash-offer-is-calculated/): Every cash buyer says 'fair offer.' Here is the arithmetic behind ours: after-repair value, repair costs, holding costs and margin, then a line-by-line look at what actually leaves your proceeds at a
- [Selling a Spokane Rental With Tenants in Place: What Changes for the Landlord](https://sellmyspokanehomefast.com/selling-a-spokane-rental-with-tenants-in-place/): You can sell an occupied Spokane rental without evicting anyone. What transfers to the buyer, what Washington's landlord-tenant law requires of you at the sale, and why a cash buyer is often the only
- [Selling a Kitsap County House Fast: PCS Orders, Remote Closings and What to Expect](https://sellmyspokanehomefast.com/selling-a-kitsap-county-house-fast-pcs-orders-and-remote-closings/): Kitsap County sellers often have a deadline the housing market does not care about: orders, a job on the other side of the Sound, or an inherited house two ferries away. How a cash sale closes on the
- [The Washington Foreclosure Timeline, Step by Step: How Long You Have to Sell](https://sellmyspokanehomefast.com/washington-foreclosure-timeline-when-you-can-still-sell/): Most Spokane foreclosures are nonjudicial and follow a fixed sequence under Washington's Deed of Trust Act. Here is each stage, roughly how long it takes, and the last point at which a sale can still
- [Common Delays in Cash Offer Timelines](https://sellmyspokanehomefast.com/common-delays-in-cash-offer-timelines/): Cash offers are fast but not always flawless. While these deals can close in 7-14 days, delays still happen. From inspection disputes to title issues, even cash transactions face hurdles. Sellers ofte
- [How Cash Buyers Simplify Relocation](https://sellmyspokanehomefast.com/how-cash-buyers-simplify-relocation/): Relocating can be overwhelming, especially when selling a home. Cash buyers offer a fast, hassle-free solution by closing deals in as little as 7–10 days, compared to the months-long process of conven
- [4 Ways to Stop Foreclosure in Washington State](https://sellmyspokanehomefast.com/4-ways-to-stop-foreclosure-in-washington-state/): Facing foreclosure in Washington State? Here are four clear steps to safeguard your home: Act quickly – foreclosure timelines in Washington are strict, and early action keeps more options available. F
- [Seller Disclosure vs. Selling As-Is](https://sellmyspokanehomefast.com/seller-disclosure-vs-selling-as-is/): When selling your home, you face a key decision: disclose all known issues or sell the property as-is. Here’s a quick breakdown to help you decide: Quick Comparison Aspect Seller Disclosure Selling As
- [Top Cash Buyers in Spokane for Bankruptcy Solutions](https://sellmyspokanehomefast.com/top-cash-buyers-in-spokane-for-bankruptcy-solutions/): Facing bankruptcy and need to sell your home quickly? Spokane homeowners have several cash buyer options to help avoid foreclosure and regain financial stability. Here’s what you need to know: Quick C
- [8 Documents Needed to Sell Your House for Cash](https://sellmyspokanehomefast.com/8-documents-needed-to-sell-your-house-for-cash/): Selling your house for cash? Here’s what you need to know. Having all the right documents ready can save you time, avoid delays, and build trust with buyers. Here are the eight essential documents you
- [7 Warning Signs It’s Time to Sell Your Problem Property](https://sellmyspokanehomefast.com/7-warning-signs-its-time-to-sell-your-problem-property/): If your property is draining your finances, energy, or peace of mind, it might be time to sell. Here are the key signs that indicate it’s better to let go: If any of these apply, selling – especially
- [5 Common Questions About Selling Inherited Property](https://sellmyspokanehomefast.com/5-common-questions-about-selling-inherited-property/): When selling inherited property, you face unique challenges, from tax rules to navigating probate. Here’s a quick rundown of the key points: Selling inherited property involves balancing legal, financ
- [Selling After Divorce: 5 Options for Your Shared Home](https://sellmyspokanehomefast.com/selling-after-divorce-5-options-for-your-shared-home/): Dividing a shared home after divorce can be tricky – financially and emotionally. Here are five practical options to consider: Quick Comparison Option Best For Timeline Financial Impact Effort Require
- [Quick Home Sale Checklist: 6 Steps to Close in 7 Days](https://sellmyspokanehomefast.com/quick-home-sale-checklist-6-steps-to-close-in-7-days/): Need to sell your home in just 7 days? Here’s how you can do it quickly and stress-free with a cash sale. Follow these 6 simple steps to close fast: Why Choose a 7-Day Cash Sale? Traditional Sale 7-Da
- [How to Sell a House in Foreclosure: A Step-by-Step Guide](https://sellmyspokanehomefast.com/how-to-sell-a-house-in-foreclosure-a-step-by-step-guide/): Selling your home during foreclosure can help you protect your equity, avoid legal fees, and minimize damage to your credit score. The foreclosure process typically takes 762 days on average, giving y
- [How To Avoid Running Into Mortgage Paying Trouble for Spokane Homeowners](https://sellmyspokanehomefast.com/how-to-avoid-running-into-mortgage-paying-trouble-for-spokane-homeowners/): It is not always the tenant who has a hard time paying the mortgage. As a real estate investor or landlord, there may be times when it’s hard to pay the mortgage on your end as well. Here are some thi