How I Buy Houses in Southern Indiana
From first call to closing table
Three steps, no showings, and a closing date you pick. Here is exactly what happens after you reach out.
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Watch: how selling to me actually works
What Makes a Cash Offer Fair?
Two minutes on what actually goes into a cash offer, and the questions to ask any buyer before you sign.
Watch it and read the full breakdown here →
Wondering about timing instead of price? Here is how fast a cash sale actually moves →
What happens after you call
Timeframe: Send me the address and a few details and I do the homework on my end — pull the comps, price out the repairs, and build the offer around your situation instead of a formula. If the number works, I can close in as few as seven days. If seven days is too fast, say so and we pick a date that isn’t.
Step 1: Tell me about the house
Call or text me at (502) 414-8334, or send the details through the form. I want the address, roughly what shape it is in, and how soon you need to be out. That is enough for me to start.
Step 2: I run the numbers and bring you a real offer
I pull what comparable homes nearby have actually sold for, price out the repair list, and bring you a number — usually within 24 hours. No obligation, and I will show you how I got there.
Step 3: You pick the closing date
We close at a local title company. Seven days if you need it fast, or months out if you need time to line up what is next. You choose the date and I work around it.
Tell me about your house
What I cover: I pay the standard closing costs on my side of the table. What still comes out of your proceeds is whatever is already attached to the house — your loan payoff, your share of the year’s property taxes, and any liens the title search turns up.
No commission, no repair credits, and no renegotiating the price after an inspection. The number we agree on is the number on the settlement statement.
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What selling to a local buyer actually looks like
I have been buying houses directly from homeowners since 2013, and I am based in Charlestown — not a call center in another state. I’m not listing your house. I’m the one buying it.
I also buy mobile and manufactured homes, which most cash buyers around here won’t touch.
Work With a Local Buyer
No commission, no fees, no repair bills
List with an agent and you are looking at commission, repair credits, and a buyer whose lender can still walk. None of that exists in a cash sale.
Nothing comes out of your pocket to sell. My costs come off my side of the table, not yours.
No getting the house “market-ready.” No deep clean, no staging, no strangers walking through on a Saturday afternoon.
Leave what you don’t want. The furniture, the shed full of stuff, the garage — the cleanout is mine, not yours.
Charlestown, Jeffersonville, Clarksville, Sellersburg, New Albany, Henryville, Memphis Indiana, Otisco, New Washington, Utica, Salem, Scottsburg — and across the river in Louisville. Any condition.
Every month you wait costs you money
A house you are trying to sell does not stop costing you. Taxes, insurance, utilities, and the mortgage keep coming whether anyone is living there or not.
A traditional listing can run 90 days or more from the sign going up to money in the bank. Three months of carrying costs is real money, and it never shows up on the listing agreement.
Bring me your worst house
Don’t fix anything. Don’t clean it twice for two different buyers who both walk.
Roof, foundation, wiring, water damage, a tenant who left it wrecked — I have bought all of it. Condition changes my number, not whether I am interested.
Complete gut job? Good. Problem properties are the ones I actually want.
And if selling to me isn’t the smartest move for your situation, I’ll tell you that straight. I live here, and my name is on this.
Let me make you an offer this week
Frequently Asked Questions
What does “as-is” mean?
As-is means you hand me the house in exactly the condition it is in today. No repairs, no inspection punch list, no cleaning. After closing, the repairs and the cleanout are my problem and my expense. I price that work into the offer up front — that is why a cash number sits below retail — but you never write a check for it.
What does an “all-cash offer” mean?
It means I am buying with my own funds, not a mortgage. No lender, no appraisal, and no underwriter who can kill the deal three weeks in. That is the real value of cash — not speed by itself, but certainty. What you receive at closing is my offer minus whatever is still owed against the property.
How fast is a fast closing?
I can usually get you a no-obligation offer within 24 hours of seeing the property details. Once you accept, closing happens at a local title company and can be done in as little as 7 days — the limit is how fast the title work clears, not how fast I move. A traditional sale runs 30 to 45 days, and that assumes the buyer’s financing holds.
What if I don’t need a fast closing?
Then don’t take one. Plenty of sellers need a closing date months out — a lease to finish, a next house to find, a school year to get through. Pick the date and I will hold to it.
Will I get a lowball offer?
I will show you the math. I start with what the house is worth fixed up, subtract what the repairs will actually cost, subtract my closing and holding costs, and leave a reasonable profit. What is left is your offer. It is below retail — any honest cash buyer’s is — and I would rather explain exactly why than dress it up. What that discount buys you is a firm number, no repairs, and a closing date you pick.
Is this even legit?
Yes — and it is a fair question, because there are bad actors in this business. I am a local buyer based in Charlestown, I have been doing this since 2013, and Howard Buys is the home-buying brand of Howard Investments. You can read reviews from people I have actually bought from, and I wrote up what to watch for in Is selling to a cash home buyer a scam?
Keep Reading
If you want the whole thing in one place — every option, what each one costs you, and how to decide: How to Sell Your House Fast in Southern Indiana & Louisville: The Complete Guide →
Find out what your house is worth to me
Send me the address and a few details. You will have a real number to compare against, and nobody will call you twice about it.