Frequently Asked Questions

We take pride in providing exceptional service and have numerous testimonials and reviews from our customers. We have helped hundreds of homeowners sell their Indianapolis house quickly and for cash.  Many of our customers come to us to resolve a problem or help with a situation that requires them to sell their house with as little hassle as possible and in a quick manner. Part of the service we provide is being able to answer all the questions customers have about our home buying process. Below is a list of some of the most common questions we get asked when buying houses for cash in Indianapolis.

Here are Ben’s answers to some of his customers most commonly asked questions about selling a house for cash in the Indianapolis area.

Single family homes, occupied properties, properties that need tenants evicted, multifamily properties, condos, vacant land, vacant properties, distressed properties, town homes, mobile homes.

We can close in as little as 10-days, but if you need more time, then we can close on a date of your choosing.

Our goal with every customer we serve is to earn a positive online review and video testimonial the day of closing. To achieve this goal of ours we aim to provide our customers a hassle- and stress-free alternative to the traditional way of selling their home. In addition to that we are willing to provide our customers with verifiable proof-of-funds, larger and in some cases non-refundable earnest money deposits paid to our customers, and peace of mind and confidence for our customers due to our ability to deliver on our offer.

We rarely have success purchasing mobile homes, but in some instances we can. We cannot purchase properties where the seller does not have clear ownership or equitable interest in the property (signed contract) with the seller. There are a small number of neighborhoods where we may not purchase due to declining home values.

No, the price we offer will never expire. However, if you want to accept our offer and several days have passed since it’s been presented to you, we will need to update the closing and due-diligence deadlines on the purchase agreement.

Your privacy is of the utmost importance to us and all of your information is kept strictly confidential.

As a full-service professional real estate investment company, we are able to offer alternative solutions to solve your problems and in many cases these solutions can help you avoid foreclosure and put some money into your pocket at closing. Please contact us to learn more about these solutions.

An earnest money deposit is the initial deposit we put down as a buyer after the seller accepts our offer. It shows that we are serious about buying, and that we are willing to put our money where our mouth is and are serious about following the conditions of the Purchase Agreement we signed. EMD is also referred to a as “good faith” deposit.

The title company uses the Earnest Money Deposit to open an escrow account for the transaction. In the unlikely circumstance of the buyer not following the conditions of the Purchase Agreement, then the title company would release the earnest money deposit to you the seller.

Just as any other buyer would we may need access to the property to walk through contractors, other members of our team and members of our investor network to verify the condition of the property. To limit these walkthroughs, we are sure to get plenty of pictures and a video walkthrough of the property during our initial visit to your property.

In order for you to get a competitive offer for your property you’ll need to grant us access to the property. Otherwise, if we do not have access to the inside of the property we can still make you an offer, but that offer will be reflective of the risk we are taking by not assessing the condition of the inside of the property.

The home values found on sites like Zillow, Trulia, Realtor.com, and Redfin, are determined by the site’s individual computer-generated algorithms. Keep in mind that these computers have not been inside your house. In addition to that, these sites rely on public data to determine home values and therefore are extremely inaccurate. These sites do not have access to the private data that the Multiple Listing Service in Indiana uses to determine accurate home values.

Ben Buys Indy Houses works extremely hard to give you an offer that meets your asking price. If we are not able to meet your pricing needs we will present you with a fair and competitive price based on the service we provide. If our offer is lower than our competitors and you feel like we are missing something about your home that is affecting our offer we need to know about it! Please feel free to contact us and we’d be happy to have the opportunity to re-evaluate our offer and your property.

We’ve encountered many customers that want to work with us due to our track-record of providing an exceptional service and experience to our customers. However, sometimes our competitors offer may be higher than ours, but that doesn’t always mean they can deliver the same service and experience we provide and deliver on their offer. However, if you have a written offer from a competitor we will try to match or beat them on both terms and price. The key is that that you have to have a written offer from the competitor and that offer must not be signed by you. If you signed a valid contract with another company we cannot work with you unless that contract is no longer valid.

No worries, simply select a date far enough in the future that is your best guess as to the date you would like to close. If that date changes we can send you an addendum to adjust the date of closing based on your needs.

Once you sign the purchase agreement the offer is officially accepted and we are under contract. The contract is officially recorded with the county evidencing our equitable interest in the property preventing another buyer from obtaining clear title and preventing another buyer from purchasing the property.

We give you multiple options to sign the purchase agreement. The easiest and most efficient way for you to sign the purchase agreement is for you to sign it in-person on our initial appointment. If either one of us is not ready to finalize the price of the property then we can send you the purchase agreement using DocuSign, which will allow you to easily sign the purchase agreement electronically via email.

Yes. We will perform a visual inspection of the property on-site on the day of our scheduled appointment or within 15 days of signing the purchase agreement. The goal of this walk through is to verify the information you shared with us on our initial phone call regarding the condition of the property. This walk through will help us identify the repairs needed so that we can determine the value of the property.

A Ben Buys Indy Houses team member or licensed property inspector (or both) will perform the walkthrough of the property. In addition to that our cash investment partners and contractors may accompany us to walkthrough the property to estimate repairs needed if any.

Ben and his team of underwriters apply their experience and expertise to evaluate your home and the comparable sales in your immediate neighborhood. They then combine the comparable sales data with the costs of buying your property, repair costs, and the costs of selling or leasing the property to determine a competitive price for your property.

We will be walking around the exterior of the home and then transitioning into the interior of the home including the basement. We also ask that if there’s a garage we have access to view the interior of the garage.

That’s no problem, our service is designed to meet our customers unique needs. You let us know the best day for you to close, and we can accommodate that! If that date changes, please let us know and we can send you an addendum to the signed purchase contract.

When Ben Buys Indy Houses purchases a home, we use Hocker and Associates. This firm makes sure that the title insurance we pay for is legitimate and they also maintain the escrow account for the transaction and handle the funds for the transaction including the earnest money deposit, HOA Dues, property taxes owed and payoffs to our customers mortgage companies.

In certain circumstances, yes, we may be able to adjust your closing date at any point throughout the selling process. You just need to let us know ahead of time!

Yes, we offer you the opportunity to stay in your home after closing if negotiated and agreed upon before signing the purchase agreement. This helps sellers avoid the rush and hassle of trying to close and move all in one day. If you are taking advantage this program, then sellers are required to sign a post-possession agreement. There is no cost for this service, but certain details will apply.

Hocker and Associates, the title company, will send the final payoff to your mortgage company or lender, and the remaining funds will be disbursed to you via certified check or wire transfer.

Hocker and Associates, the title company, will schedule a time that is convenient for you to sign the closing documents. Most of the time the closing takes place at the title office, however if you would prefer a mobile closing, we can hire a mobile notary to meet you at a location of your choice to sign the closing documents. On the day of closing your funds will be disbursed to you either via a certified check or wire transfer, your choice.

Most definitely! Both you and Ben will review the settlement statement to ensure that it is accurate and matches up with the signed Purchase Agreement.

The property must be clean and clear of all personal property that you deem of having value to you at least 24 hours prior to closing, or your scheduled move out date if we agreed to let you stay in the home after closing. If there is trash, or personal property that you deem of not having any value to you, then you are free to leave it in the home and we will dispose of it or donate the property. Also, the property must transfer to Ben Buys Indy Houses in the same condition as we found it when signing the Purchase Agreement with you. We will verify the condition of the property prior to closing. If the property is not in the same condition that we found it when we entered into the Purchase Agreement, then your closing may be delayed.

You may not take any appliances with you when you move, unless agreed upon with us ahead of time, and the agreement needs to be in writing prior to closing.

At the day of closing we will obtain the keys from you. If you are staying in the house for a period of time after closing, then we will obtain the keys the day of your move out.

Since 2012, we have helped more than 1000 customers in the Indianapolis region sell their homes quickly and for cash. We are local to Indianapolis; therefore, we know the neighborhoods in our area extremely well. For that reason, we can pay prices that are competitive and deliver on our offer. We are not owned by a national franchise.

If you provide all required information initially, timely completed paperwork, a clear title, and there are no problems, we can often complete the purchase of a property in seven days. However, to get the highest and best offer for your property, we typically take 2-3 weeks to complete our due diligence.

If you have a mortgage, our funds will pay off your remaining loan balance first. Any remaining balance gets paid to you after closing.

If the house is going through foreclosure, then time is of the essence, and we need to move quickly. Banks and mortgage lenders prefer not to have to foreclose a property and, for that reason, we can sometimes negotiate with the bank to delay the foreclosure to allow us more time to purchase the home.

We consider multiple factors before making an offer. Can we solve a problem for you or provide you with an offer you’re happy with and that’s financially reasonable for you? Therefore, we ask for your mortgage balance. If you can’t come out of pocket, then we can offer other solutions.

Of course not! We will buy your house in any condition. Most houses we buy need repairs and cleaning. We buy houses requiring major improvements and homes that need little to no fix. If you have a fixer-upper, don’t stress about costly renovations, inspections, open houses, or more. We’ll help take the burden off your shoulders to save you time and money. Selling your home could not be easier! (

We are not real estate agents, so we do not charge commissions or fees to buy our house. If you’d rather work with an agent, we have several phenomenal agents we can refer you to. We don’t want to list your house for a fee. We want to buy it from you with no fees involved. We pay all closing costs.

Of course! We don’t practice high-pressure sales tactics. As a seller, take all the time needed to consider our offer on your house and determine if we are a good fit for you when selling the property. Our offers come with no obligations, so rest assured!

Yes. Ben Buys Indy Houses purchases more than all types of real estate, including residential single and multi family, commercial properties, condos, and apartments. We also buy mobile homes and land! Reach out to us today to see what offer we’ll give your property.

We buy houses in the Indianapolis region. We can buy real estate as far south as Edinburgh, and we have also purchased homes as far north as Muncie. We also buy houses in all the local Indianapolis townships and cities outside of the interstate 465 loop. If you’re curious as to whether we would buy your property in an area we didn’t mention, then simply complete the form on our website, and we’ll be in touch to see if we can help.

Yes! BenBuysIndyHouses.com has been accredited by the Indianapolis Better Business Bureau (BBB) with a designated A+ rating

Working with a Real Estate Agent

The traditional route is to sell your house with a real estate agent. A real estate agent is usually a local expert who will try to get as much money as possible for your home. Then, when you sell your home, your real estate agent will take a commission on the sale price of the house. Usually, this is between two and three percent, which could be tens of thousands of dollars. Furthermore, it could take a few weeks or months for a real estate agent to get a good offer for your house.

Selling to a Real Estate Investor

Another option is to sell your house to a real estate investor. A real estate investor is usually someone who makes cash offers for homes. This means you may be able to save money because you don’t have to pay a buyer’s agent commission and there probably will be fewer closing costs. Furthermore, because a real estate investor may not have to secure financing, you can close faster.

The closing process is faster when you are selling a home to a buyer for cash instead of having to wait for financing to go through. Selling your home for cash is ideal when you can get your asking price for the house without the need to deal with hurdles that get in the way for some buyers. It’s possible to close on a house that you are selling for cash within a week or two. In addition, this will make it easier for you to move forward with your life if you are leaving a difficult situation.

When you’re looking to sell your house fast for cash, it’s easy to get into a rush when you’re looking ahead to your payout. Many people who end up selling their houses for fast cash are in financial predicaments, and the need for quick funds has likely put them in a bind.

This could be for any number of reasons, including:

  • A death in the family
  • A foreclosure situation
  • You’re moving unexpectedly
  • The house just needs too many repairs
  • Regardless of the reason, it’s vital that you understand the importance of proof of funds when selling your house for cash.

It’s important to get proof of funds during the cash-buying process before the offer is put on the home. The buyer won’t be handing you a literal bag of cash but instead compensating you through an ACH transfer or a cashier’s check.

It’s vital that you never underestimate the importance of proof of funds when selling your house for cash. If this proof isn’t provided, or if the buyer doesn’t bring the funds in the correct form, the closing attorney may not accept responsibility for the deal, and you’ll have to wait longer to sell your home.

Selling your property to a cash buyer can have some advantages. If you need significant repairs on the home, it’s possible to sell your property as-is to the right buyer. If you don’t have money to invest in your home and you are looking to sell the property fast, selling your home without fixing anything will require that you disclose any issues with the home to the buyer when you are accepting an offer.ontent

Selling a home as-is will mean that you are going to get a lower price for your home. It may take you time to determine what you should sell your house for—of course, taking into consideration the current state of the home. It may be more difficult to evaluate the price of your home when repairs are needed. This doesn’t mean you have to make repairs before you sell the home.

Making repairs on your existing home is often determined by certain metrics. That is, how much time you have, how willing you are to accept a lower price, and what you currently have in assets to cover the cost of any repairs. It’s important to look at the whole picture when you are selling a home for cash. In addition, you need to decide if repairs are worth the cost and effort.

If you have minimal repairs needed on the home, this can help you get the best price for your home possible. Certain repairs are worth the investment. Therefore, you will get a decent return for updating a kitchen or bathroom or installing new windows that need to be replaced.

We have helped 100+ customers in the Indianapolis area since 2012 sell their indy houses fast and easily for cash. We are located in Indianapolis, therefore we know the area and the neighborhoods in depth and thus we can offer you prices that are competitive and deliver that offer. We are a family-owned business, not a part of some national franchise.

First, an appraiser will come out and visually inspect the property. They will examine things like the interior condition of the home, the exterior integrity of the home, and more. They will go through every room and will likely take pictures. This part of the process can take as little as a half-hour or up to a few hours, depending on the size and complexity of the home.

Then, they will return to their office, go through comparable sales in the area, and look at homes with similar features. Depending on how long this takes and the schedule of the appraiser, they will then put together what is called an “appraisal report.” This is part of the process that takes the longest and can again take two weeks or more, depending on the circumstances.

There are a number of options when it comes to financing your first real estate deal. You can always choose a conventional course of action by acquiring a loan from a traditional lender, i.e., big banking institutions. However, you can always opt for a private or hard money lender. Private lenders are less strict in regard to their loan requirements and, therefore, typically charge higher interest rates.

While you don’t need an agent to sell your property to us, if you are already working with one, then our offer needs to be submitted to your agent. Please have your real estate agent contact us to get an offer from us.

We recommend that you call the utility company the same day of closing and tell them that utilities will be transferred to a new buyer and request that the utility company take them out of your name.

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We just need a few details about your needs and your property. Fill out the form, or provide these over the phone. Our goal is to make this as easy as possible.


Receive A No Obligation Cash Offer

Once we’ve reviewed all your information, we’ll provide you with a no obligation cash offer for your property. You can expect to hear from:

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Sign Papers At the
Title Company

If you accept our offer, we’ll schedule a time to meet at the Title Company and do everything right. You’ll be able to ask any questions you want along the way!


Take Home Your

You’ll get a certified check at the Title Office to cash at your bank immediately.

That's It!

Some customers can even stay in the home after closing!

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Our $1000 Highest Offer Guarantee:

Ben personally guarantees to beat offers you receive from other investors. If he cannot beat a closed offer you receive from another investor, he will personally write you a check for $1000.

Call us to learn more about the terms and conditions of this offer.

Contact Us Today!

If you’re ready to sell your Indiana property, call Ben today and arrange an inspection ASAP.

Depending on the circumstances, you can get a cash offer in much less time than you might think.

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