Sell your house fast in Kansas City.
Honest guidance, no pressure. A written cash offer, usually within 24–48 hours, plus an honest look at what listing may net — and a straight answer about which one leaves you more.
- Sell as-is, without fixing it up or preparing for public showings.
- No agent commissions on a direct cash purchase.
- Compare a cash offer with what a listing might net, side by side.
Get your no-obligation cash offer
Takes about a minute. You decide what happens next.
- Your information is private and never shared.
- Locally owned & operatedHearthstone Properties KC
- Licensed Kansas REALTOR®Chris Hudson, #00252172
- BBB AccreditedA rating
- 30+ KC-area transactionsOff-market deals Chris has been part of
Get a Written Cash Offer
A simple, straightforward way to sell
Sell directly to Hearthstone Properties KC. No repairs, no showings, no commissions on a cash sale. Close in as little as two weeks (most take 3–4) on the date you pick.
Get my cash offer →
See What Listing May Net
Honest numbers, side by side
Not sure a cash offer is right? I’ll show you both numbers. If listing makes more sense, I’ll tell you. In Kansas I can list it for you as a licensed REALTOR®; Missouri listings go to a trusted, licensed Missouri agent.
Compare cash vs. listing →Cash sale or listing, at a glance
Every home is different. Compare the paths that may fit your situation.
| Factor | Direct cash sale | Listing with an agent |
|---|---|---|
| Repairs & showings | Sold as-is; no public showings | Preparation and showings may be needed |
| Commissions | None on a direct purchase | Negotiable; varies by agreement |
| Timeline | Often around 3–4 weeks, depending on title and contract | Depends on the buyer and the transaction |
| Sale price | Reflects condition, costs, and investor margin | Market price, less selling and preparation costs |
| Financing | No buyer lender approval required | Lender approval needed if the buyer uses financing |
From conversation to closing — on your terms.
A clear process, built around your needs.
- 1
Tell us about your home
Share a few property details by form or phone. It only takes a few minutes.
- 2
See your options
A written cash offer, usually within 24–48 hours of getting the details, plus an estimate of what listing may net.
- 3
Choose your path
Ask every question and take your time. There’s no pressure to accept either option.
- 4
Move forward
Take the next step that fits — a cash sale on your date, a listing, or neither.
What does it really cost to sell?
No surprises at the closing table.
If you list with an agent instead, commission is typically ~6% total, split between both agents — negotiable.
A local business, a personal commitment.
I’m Chris Hudson, a licensed Kansas REALTOR® and owner of Hearthstone Properties KC. I’ve been in professional sales in Kansas City since 2002 and have been part of 30+ off-market real estate transactions in the KC area. Cash offer or listing — I’ll show you both numbers and give you a straight answer.
Chris told me I could probably list for more. He was right — and I appreciated the honesty.
BBB Accredited · A ratingLicensed Kansas REALTOR® #00252172
Whatever you’re going through, there’s a way forward.
Each situation has its own page →
Inherited Property
Major Repairs
Facing Foreclosure
Divorce or Separation
Relocation
Tired Landlord
DownsizingCommon Questions
Answers to What Sellers Ask Most
Is your cash offer really fair?
Our offers are based on current market data — what comparable homes are actually selling for in your neighborhood — minus the cost of repairs and the discount that makes the deal work for us as investors. We’ll walk you through exactly how we arrived at the number. You’re always free to get a second opinion, and we genuinely encourage it.
Do I have to sell to you? What if I just want advice?
Absolutely not. Many homeowners come to us just to understand their options — and that’s completely fine. We’ll give you a clear look at what a cash offer might look like and what you might net on the open market, what a cash offer might look like, and what you might net on the open market. If you decide to list with another agent or do nothing at all, we won’t pressure you.
How quickly can you really close?
On cash purchases, closing is usually around 4 weeks after the contract is signed, or sooner if the title’s clean. The exact timeline depends on the title search and any outstanding liens or issues. If you need more time — say, 30 or 60 days — we can work with that too. You set the closing date.
What if my home needs a lot of repairs?
That’s exactly the kind of situation we specialize in. We buy homes in any condition — foundation issues, fire or water damage, outdated systems, hoarding situations. You don’t have to fix a thing. Leave behind what you don’t want and we handle the rest.
Are there any fees or commissions on a cash sale?
No commissions on our direct cash purchases, and closing costs are spelled out up front in the written offer. Your payoffs still come out of the proceeds. No hidden deductions at the table.
Serving the Greater KC Metro
Areas We Serve
We buy homes across Kansas City, Missouri and Kansas — including Blue Springs, Gladstone, Grandview, Lee’s Summit, Belton, Harrisonville, and the surrounding suburbs and communities.
Kansas City, MO · Independence · Lee’s Summit · Blue Springs · Raytown · Grandview · Liberty · North Kansas City · Gladstone · Belton · Raymore · Excelsior Springs · Overland Park · Olathe · Shawnee · Lenexa · Leawood · Merriam · Prairie Village · Gardner · Mission · Roeland Park · Kansas City, KS · Grain Valley · Oak Grove · Odessa · Harrisonville · Peculiar · Kearney · Lawson · Smithville
No pressure either way
Ready to talk about your house?
Ask for a written cash offer, see what listing might net, or just get a straight answer about your options.
Prefer to call or text? (913) 213-3623
Calls are answered by our automated assistant. Chris personally reviews every property and usually gets back to you within one business day.