Situation

Code violations, condemned notices, hoarding, fire damage: selling a distressed property

Some houses can't be listed at all: a city has posted it, the contents fill it to the ceiling, or a fire took half of it. These sell every week in North Texas, just not through the retail market.

Updated October 2026

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The situations

Code enforcement liens and open cases. Cities file liens for mowing, board-ups, demolition and repeat violations. The liens are paid from proceeds at closing; open cases transfer to the buyer, who takes over compliance.
Condemned or "unsafe structure" notices. A demolition order is a deadline. A buyer who intends to rehabilitate or rebuild can often get the order stayed by showing the city a plan; the sale needs to close before the city acts.
Hoarding. The buyer takes the house with contents. Nobody expects you to clear it. If a family member lives there, say so; the buyer will plan around it.
Fire or water damage. Insurance claims, if any, need sorting at closing. A burned structure often sells on the lot value plus whatever can be saved.
Vacant and stripped. Missing HVAC, copper or appliances: say what's gone; the price accounts for it.

What to do first

Gather any notices from the city: case numbers, deadlines, lien amounts.
Don't spend money on cosmetic clean-up; it rarely changes an as-is offer.
If there's a demolition date, say so on the form; it's the first thing the buyer needs.

Liens, back taxes and HOA arrears all settle from proceeds at closing through the title company; you don't need to pay them first.

Questions people ask

The city says it will demolish the house. Can I still sell?

Usually, if the sale closes before the demolition date. Buyers who rehab can sometimes get a stay. Send the notice with the form.

Do I have to clean it out?

No. Take what matters to you; the buyer handles the rest.

Will anyone buy a house with a fire?

Yes. It's priced on the lot and what's salvageable. Have any insurance paperwork ready.

Vacant house: Why vacant houses in North Texas get expensive fast (vacancy insurance, code mowing liens, break-ins, frozen pipes), and how a direct sale ends the carrying costs.
Divorce: How a direct sale fits a Texas divorce: one closing date, no months of showings, proceeds split at the title company per the decree or agreement.
Out-of-state owner: How to sell a North Texas house remotely: title company, mobile or remote notary, one walk-through you don't attend, and who handles the contents and the keys.
Avoiding scams: How to tell a legitimate as-is buyer from an equity-stripping scheme or a wholesaler who won't say so. Built from Texas Department of Insurance fraud guidance and Texas's wholesaling disclosure law.
How cash offers work: The steps of an as-is sale in Texas: the walk-through, the written offer, the title company, the option period, and what closing day looks like. Also what Texas law requires a buyer to tell you if they're assigning the contract.

Sources

Get a written, no-obligation offer within days

You get a call within 24 hours, usually the same day. One local buyer looks at the property as it is and gives you a written offer with a closing date. No repairs, no showings, no commission, no fee to you, and no list of companies calling. Buyers in this network typically pay the closing costs; the written offer spells out exactly what they cover.

1. Tell us the address, the property type and the situation. Two minutes.
2. You get a call within 24 hours. Your request goes to one North Texas buyer, not to a list.
3. They walk the property once and put the offer in writing. Take it, or take it to an agent and compare.

Your name

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Property address ZIP What's the situation Property type When would you like to close? Anything else worth knowing

A cash as-is offer is below full retail value. We say that up front because the buyer will too.

DFW Direct Home OfferIndependent referral service

Plain answers about selling North Texas real estate as-is, in 13 counties, and one introduction to a local buyer when you want a written offer.

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DFW Direct Home Offer is an independent referral service, not a home buyer, broker, or agent. We don't make offers, hold funds, or handle closings; any offer, contract, and closing are between you and the independent buyer we connect you with, through a title company you choose. That buyer may buy the property or assign the contract, and Texas law requires them to tell you which. Nothing here is legal, tax, or financial advice.