If you need to sell a house fast around here — Clark County, Floyd County, the Louisville metro, or anywhere in between — this guide walks you through every option, what each really costs, how long it takes, and how to know which path fits your situation. I’m Grant Howard with Howard Investments, a local cash buyer based in Charlestown, and I’ve written this to be genuinely useful whether or not you ever call me.
Your three ways to sell
List with an agent. Best when the house is market-ready and you have time. Highest likely price, minus 5–6% commission, repairs, and 30–90+ days of holding costs — plus the risk of a financed buyer falling through. (More: Cash Offer vs. Listing.)
Sell it yourself (FSBO). Saves the listing commission but puts marketing, showings, negotiation, and paperwork on you. (More: How to Sell Without a Realtor.)
Sell to a local cash buyer. Fastest and most certain — as-is, no commissions, no showings, close in as little as 7 days. Trade-off is a below-retail price that accounts for the repairs and holding the buyer takes on. (More: How I Buy Houses.)
How a cash sale works, step by step
You tell me about the house, I look at it in person, I make a written no-obligation cash offer and walk you through the math, you pick the closing date, and we close at a local title company where I cover the normal costs. That’s it. (See exactly how I calculate your offer — no black box.)
What a cash offer is based on
After-repair value (from real local comps) minus repairs, minus the costs of buying, holding, and reselling, minus a fair margin. A move-in-ready home gets an offer near market; a fixer gets less, because someone has to pay for the work. Any honest buyer will show you the numbers. (More: How Much Do “We Buy Houses” Companies Pay?)
Every situation I help with
Inherited or probate house, behind on mortgage or facing foreclosure, tired-landlord rental with tenants, a house that needs major repairs, divorce, downsizing or relocation, a vacant or unwanted house, or a mobile or manufactured home.
Where I buy
Across Clark County (Jeffersonville, Clarksville, Charlestown, Sellersburg, and more), Floyd County (New Albany and beyond), Scott and Harrison counties, and the Louisville, KY metro.
How to know if a buyer is legit
Local presence, real named reviews, transparent numbers, no upfront fees, no last-minute price drops, and honest enough to tell you when listing would serve you better. (More: Is Selling to a Cash Buyer a Scam?)
There’s never any pressure or obligation. Get a fair cash offer, call or text me at (502) 414-8334, or read more about me.