We Buy Houses in Kansas City — As-Is, on Your Timeline

Need to sell a Kansas City house that needs work, sits empty, or just isn’t worth the hassle of listing? Hearthstone Properties KC buys homes directly, as-is, on both sides of the state line. You get a written cash offer, usually within 24-48 hours, no repairs, no showings, and no commissions. And if listing would actually put more money in your pocket, I’ll tell you that too.

Get My Cash Offer   or call (913) 213-3623

How a Direct Sale Works

1. Tell us about the house. Fill out the short form below or call. A few questions about the property and your timeline is all it takes.
2. Get a written offer, usually within 24-48 hours. I review every property personally and walk you through how I got to the number.
3. Take your time deciding. No pressure and no deadline games. Compare it against listing if you want, and I’ll help you run both numbers.
4. Close on your date. Usually around 4 weeks, or sooner if the title’s clean. We work with a local title company and cover closing costs.

What You Don’t Have to Do

• No repairs or updates. Roof, foundation, old mechanicals, code issues. We buy it the way it sits.
• No cleanout. Take what matters to you and leave the rest.
• No showings or open houses. One walkthrough, on your schedule.
• No commissions on a cash sale. What we offer is what you get, and we cover closing costs.

Houses We Buy Most Often

Most of the homeowners who call us aren’t in a typical listing situation. Common ones:

• Inherited houses and probate or estate properties, including for out-of-state heirs
• Vacant homes that are costing money every month
• Rental properties from landlords who are done managing tenants
• Houses that need major repairs or have code violations
• Homes facing foreclosure where time matters
• Divorce, downsizing, or helping a parent move

Cash Offer or Listing? An Honest Answer

A cash offer trades some price for speed, certainty, and zero hassle. That’s a good trade for a house that needs a lot of work or a seller on a deadline. For a well-kept home with time to sell, listing usually nets more. Because I’m a licensed Kansas REALTOR®, I can show you both numbers side by side and you decide. Not sure which fits? Take the 60-second options quiz or read cash offer vs. listing in Kansas City.

Where We Buy

We buy houses throughout the Kansas City metro, including Kansas City MO and KS, Overland Park, Olathe, Independence, Lee’s Summit, Blue Springs, and the surrounding towns. See all the areas we serve.

Request Your Cash Offer

Takes about a minute. No obligation, and your information is never sold.

Common Questions

How do you come up with your offer?

I look at recent comparable sales nearby, the repairs the house needs, and what it costs to hold and resell it. Then I walk you through the math so the number isn’t a mystery.

Am I obligated to accept?

No. The offer is free and there’s no obligation. Plenty of sellers compare it against listing and choose to list, and that’s fine.

How fast can you close?

Usually around 4 weeks. Most sales close in about 3–4 weeks, and you pick the date that works for you.

Do I pay any fees or commissions?

Not on a direct cash sale. There’s no commission, and we cover closing costs. If you decide to list instead, standard real estate commissions apply, and I’ll lay those out before you sign anything.

Who am I working with?

Me, Chris Hudson. Hearthstone Properties KC is a local, family-owned company based in Overland Park. You won’t get handed off to a call center or a national franchise. Read more about us or check our reviews.

Chris Hudson, licensed real estate salesperson in Kansas (#00252172) · United Real Estate Kansas City · 816-629-4494 · 8320 N Oak Trafficway, Suite 223, Kansas City, MO 64118. Hearthstone Properties KC buys property as a principal for its own account.