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Late rent, repair calls or a lease that won't end: sell the property as it is, with tenants in place, and close when it suits you.
Get cash early for a down payment, rent or your move.
All you have to do is pack.
Or leave it all, we clear it out.
Subject to qualification. When you sell to us.
Advance deducted from your proceeds at closing. See if you qualify ↓
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Yes. You can sell a rental with tenants living in it. The lease stays with the house and passes to the buyer at closing, so nobody has to move. We buy occupied and vacant rentals as-is, take over the lease and the deposit, and close in as fast as 7 days when the title is clear, or after the lease ends if you prefer. Written cash offer within 12 hours of our call.
We can buy the property with the current lease and tenants in place.
Sell it as it is. Repairs are our job.
Close fast, or after a lease ends.
We don't handle evictions or give legal or tax advice about your lease or your sale. A local landlord-tenant attorney or your CPA can help with that side.
Can you sell a rental property with tenants living in it? Yes. A lease is tied to the property, not to the owner. When you sell, the buyer steps into your place as landlord and the tenant keeps the same lease, the same rent and the same rights. You don't have to wait for the lease to end, and you don't have to ask the tenant to leave.
What changes is who the tenant pays. After closing, we send the tenant a short letter: who the new owner is, where to send rent and who to call about repairs. You hand over the keys, the lease file and the deposit, and your part is done.
Selling an occupied rental the usual way is hard: agents want it empty and shown, tenants don't want strangers walking through, and buyers with a mortgage often want it vacant. We skip all of that.
If the house is empty and you're paying for it every month, see selling a vacant house. If the real problem is a roof or a foundation, see selling a house that needs repairs.
The rent comes in, but you're tired of the calls, the taxes and the worry. We buy the house with the tenant in place and keep them on their lease. Only the rent address changes.
Months of missed rent and a court process you don't want to start. We buy with the tenant still in it and take that on after closing, inside the law. The unpaid months and the cost to resolve it are in the offer, and we show that math.
You can't get in, and you're not sure who is living there. We make an offer from what we can verify outside, from records and from what you tell us, and we handle the occupant after closing. We never ask you to remove anyone first.
You want out now, not next year. We take the lease over and wait it out. Or, if you'd rather hand over an empty unit, we close the week after the lease ends.
The tenant left a mess, the carpet is shot and the kitchen needs work. Leave it. We buy it as it is, renovate it and rent it out again. Cleanout is free if you qualify.
You didn't sign up to be a landlord and the tenant has questions you can't answer. We can close once probate allows the sale and take over the lease the same day. See selling an inherited house.
What happens to the lease and the security deposit when you sell? Both move to the new owner at closing. The tenant doesn't sign anything new and doesn't lose any protection.
The lease transfers as it is. A fixed-term lease we honor to the end date; a month-to-month lease keeps running month-to-month. We don't ask you to change the terms before closing.
The deposit transfers too. Your state's rules say what happens to the deposit when a rental changes hands, and some ask for a written notice to the tenant about the transfer. In practice it's simple: the deposit shows up as a credit to us on the closing statement, and the title company handles the math. The tenant gets it back from us at move-out, under the same lease rules. If your state has a specific form or notice, your closing agent or a landlord-tenant attorney will tell you.
Before closing, we ask the tenant to confirm in writing the rent, the paid-through date, the deposit and the lease end date. This is often called an estoppel letter, and it fixes the facts on paper before money changes hands.
You get a written cash offer within 12 hours of our call, with the comps behind it. No obligation, no pressure.
What we do about non-paying tenants and squatters, and what we don't: we'll be straight about this, because a lot of buyers aren't. We don't evict anyone for you before closing, and we don't ask you to. We buy the property with the problem in place. After closing, the occupant is our responsibility, and we deal with it the way the law in your state requires.
What that means for your offer: a house with a non-paying tenant or a squatter is worth less to any buyer than the same house with a paying tenant or empty. The gap is the rent we won't collect, the legal cost and time to get the unit back, and the repairs we usually find inside. We put those numbers in the offer where you can see them, not hidden in a low price.
What we need from you is honesty, not a solution. Tell us how long since the last payment, whether there was ever a written lease, whether you've started any court process, and whether you can get in. If you can't, say so. We'll price it from the outside.
If you'd rather read more first, our guides on selling a house with tenants and selling a house with squatters go deeper.
| Occupied, paying | Occupied, not paying | Vacant | |
|---|---|---|---|
| Rent from closing | Comes to us, lease unchanged | None until it is resolved | None |
| Our visit | One visit, with notice to the tenant | One visit if possible, or from outside | Any time, with your key |
| How fast we close | As fast as 7 days, or your date | As fast as 7 days, or your date | As fast as 7 days when title is clear |
| What moves the price | Lease terms: rent vs. market, time left | Unpaid rent, legal time and cost, condition | Condition and cleanout |
| Deposit | Transfers at closing | Transfers at closing | Usually none to transfer |
You keep the price minus whatever is owed on the house. At closing, the title company pays off your mortgage, any lien and any unpaid property tax from the sale, and wires you the rest. You never write a check to us or to anyone else.
Our offer is lower than a fixed-up retail price. In exchange you skip repairs, commissions, showings and months of waiting. We show the math. You see what a renovated version of your house would sell for, what the repairs and the tenant situation cost, and what's left for you.
We buy houses for cash; when a home isn't one we renovate, a trusted partner investor buys it on the same terms. If you'd rather compare it with a listing on paper, see cash offer vs. realtor.
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We buy more than one at a time. Some landlords sell one tired property and keep the rest; some are done with all of it. Either way, you get a separate written offer for each property, with its own comps and repair numbers, so you can sell some and hold others. We can close them on one date or stagger them around lease end dates.
For a small building with several units, the same rules apply: each lease and each deposit transfers, and we meet the tenants after closing.
Selling a rental is taxed differently from selling your own home. Two things usually come up. First, depreciation recapture: the depreciation you claimed over the years is taxed back when you sell. IRS Publication 544, Sales and Other Dispositions of Assets, covers it under the heading Depreciation Recapture. Second, a like-kind exchange: the IRS like-kind exchange page explains that real estate held for business or investment can be swapped for other investment real estate without recognizing the gain, under strict rules and deadlines. We're not tax advisors. Ask your CPA before you sign, and tell us if you plan an exchange, because it has to be set up before closing.
Send the address and a phone number, or call (888) 260-1777. Within 12 hours of our call you have a written cash offer with the comps behind it. To make the number firm, we'll ask for:
No obligation. Nothing is binding until you sign a purchase agreement. See how it works for the four steps.
Best if: you need to sell fast, the house needs work, or life got complicated.
Only with Easy Sale
Subject to qualification.
Best if: you are not in a rush and you are OK with showings.
The trade-off
Not sure which is better? On the call we'll tell you what your house would likely sell for on the market and what you'd keep each way. Then you decide.
No pressure
Proof of funds on request
No obligation until you sign
Title company or attorney
Cash-Offer Home Buyers Explained | Redfin, Powered by Rocket
I had a great experience working with Sterling Home Offer. Their communication was excellent throughout the entire process, and they made everything simple and stress-free. The team was professional, responsive, and very easy to work with. I truly appreciated how smoothly everything went and would definitely recommend them to others!
My mom passed and left me her house in Fort Lauderdale. I live out of state and had no idea where to start. Andy walked me through every step, and I never had to fly down. Sterling Home Offer handled the cleanout and the paperwork. Honest people, easy to work with
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No. A fixed-term lease passes to the buyer as it is, and we honor it to the end date. You can close in as fast as 7 days when the title is clear. If you'd prefer to hand over an empty unit, we can set the closing date for the week after the lease ends instead.
For the sale itself, usually no, though some leases and some states require it. For our one visit, your lease and your state's rules set the notice, and we follow them. After closing, we send the tenant written notice of the new owner and where to send rent. Check your lease, or ask a landlord-tenant attorney, for anything specific to your state.
We still buy, with the occupant in place, and handle it after closing within the law. See "Non-paying tenants and squatters" above.
It transfers to us as a credit on the closing statement, and the tenant gets it back from us at move-out under the same lease rules. See "What happens to the lease and deposit?" above.
Then they should talk to you first, and we'll say so. A tenant who can get a loan may be able to pay more than we can, because we price in repairs and our margin. If their financing falls through or takes too long, our written offer is still there, and we can close around whatever notice their lease requires.
We book the visit with whatever notice your lease and state law require, around the tenant's schedule. If we still can't get in, we make the offer from the outside, from the records and from your honest description, and confirm the inside after closing. The price only changes if we find something major that wasn't mentioned, and we explain it in writing.
Often, yes: depreciation recapture under IRS Publication 544, unless you set up a like-kind exchange before closing. We're not tax advisors; ask your CPA, and see "Taxes, in one paragraph" above.
General information, not legal, tax or financial advice.
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Two minutes now. Your number in writing within 12 hours of our call.
P.S. You don't have to decide anything today. Get your number, compare it with what an agent would get you, then decide. Moving help is limited each month.Nothing to decide today. Get your number, compare it with an agent's, then decide. Moving help is limited each month.
A written offer within 12 hours of our call, with the nearby sales behind it.Andy, Founder · 4.9 on Google
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