Who buys your house when you sell to us
A direct cash home buyer pays for your house with its own money, buys it as-is, and closes at a licensed Arizona title company on the date you pick.
We Buy Houses Arizona™ is a direct cash home buyer. We pay for your house with our own cash, our sister renovation company HDRE Inc. does the renovation after closing, and the name on this website is the buyer on your agreement. We are not a wholesaler who signs with you and then shops the deal to someone else, and we are not a website that sells your information to other investors. Every step, number, and program on this page links to the page that proves it.
We Buy Houses Arizona is independent, not part of any national network or franchise. Call Stephen W. Rockwell and his team at (480) 444-2274 and ask how a sale would run on your house. He or a member of the team will walk you through it in a few minutes.
Stephen W. Rockwell founded the company in Mesa in 1999, and we have bought more than 2,000 homes in the Phoenix metro, East Valley, and Pinal County since. Day to day, you work with the team he built, trained, and stands behind. The company has held BBB A+ accreditation since April 17, 2019, and still operates from 7726 E. Baseline Rd., Unit 203, in Mesa.
Verify us before you call. We encourage it. The BBB profile shows the A+ accreditation and its date, the Google listing shows the reviews, and the title companies we name below are licensed by the state. Our public record and the reviews sellers have left us are on this site; the BBB and Google listings are linked below. Our cash home buyer red flags page shows how to run those checks on any buyer, including us.
Since 1999
Helping Home Sellers
2,000+
Arizona Homes Bought
A+ Rated
Better Business Bureau
The first call: four things we tell you
The first call is a conversation, not a pitch. It works through four things in order: the condition of the house, your situation and what is driving the sale, your timeline, and price. We need the address, who lives there now, and how soon you want to be done. You get a plain answer on whether a cash sale fits. Before the walkthrough we pull recent sold comparables in your neighborhood and note anything on the title side, such as liens, HOA balances, or occupancy, so the visit is about the house.
If you need more than a cash offer can pay, we’ll tell you. We’ll also show you what listing could net you, as a range, whether you sell as-is or make some repairs first. We are not agents. If you want one, we’ll introduce you to an agent we have vetted and trusted for years. Your numbers go to that agent only if you say so. The honest answer is worth more to us than a sale that was never right for you.
Step 1: The walkthrough, about 30 minutes
We can see the house within one business day of your call, and the written cash offer follows within one business day of the walkthrough. The visit takes about 30 minutes and covers the nine major systems: roof, AC, windows, plumbing, electrical, paint, flooring, kitchen, and bathroom. If you are out of state or would rather not meet, we do a video walkthrough instead. There is no obligation either way. Seeing the house is what separates a real offer from a number produced before anyone has stood in your kitchen.
Our walkthrough is our inspection. There is no inspection contingency in our agreement and no renegotiation after you sign, because the house was already seen before the number was written. The walkthrough is not an appraisal, and none is needed, because there is no lender behind our offer. We buy as-is. When the repairs are large, we tell you what work the house needs and what the whole renovation should cost us, as a range. If another buyer gives you a repair number, ask what work it covers.
Selling as-is means no repairs. It does not change what Arizona law requires a seller to disclose about known problems with the house, and we will ask you the same questions any buyer should. If you are unsure what you must disclose, an Arizona real estate attorney can tell you in one call.
Step 2: Your written cash offer within one business day
Within one business day of the walkthrough, you have a written cash offer with the price and the terms on it. Nothing binds you until you sign, and there is no obligation to accept. The number you sign is the number you close at. The Seller Bill of Rights™ puts that in writing. There is no lender behind it, so there is no financing that can fall through after you accept.
Every offer is built through SOUP™, the Seller Option Underwriting Platform, the method Stephen W. Rockwell has refined since 1999. The industry “70% rule” prices a house at its after-repair value times 70 percent, minus repairs. We do not use it. SOUP works from five inputs instead. Neighborhood comps: recently sold homes like yours, matched on age, size, and condition. Component-level repair costs, priced line by line, because we run the renovation. Holding costs. Title and escrow variables: payoffs, liens, and HOA balances confirmed up front. And your timeline, because a seven-day close and a sixty-day close are different math.
On more than 100 of our recent purchases we checked, every written offer was 80 percent or more of what the house would sell for as-is on the open market. Ask, and we’ll show you how we got to our number. The worked examples are on the SOUP page.
Step 3: You sign, escrow opens, and the title company pays you after the deed records
Accept the offer and pick your closing date. What you sign is a purchase agreement with the price, the closing date, the earnest money, and the buyer’s name on it. From there, the sale runs through a licensed Arizona title company, a neutral third party that holds the money, clears the title, and pays everyone at the end. Because there is no loan, there is no lender approval, no appraisal, and no loan underwriting period; that is why a cash sale finishes in days instead of months. Three parts follow, in the order they happen.
Escrow opens the same day
The day you sign, at least $5,000 of our earnest money goes into escrow at a licensed Arizona title company, more on higher-value houses. The title company hands you the receipt that day. If we fail to close under the terms of our agreement, that money goes to you. Real proof of funds is real earnest money placed in escrow. A bank letter is a snapshot the buyer made; the receipt is issued by a licensed third party and tied to your sale.
We hold direct accounts with Empire Title Agency, Pioneer Title Agency, and First American Title. From the day escrow opens, the title company runs the title search, requests the payoff statements for any mortgage or lien, and orders the HOA resale documents. You will always know exactly who is buying your house; the question of partners is answered in the questions below. If you are out of state, a mobile notary comes to you, or the title company arranges remote signing.
The settlement statement before closing day
Before closing day, the title company gives you a written settlement statement with your exact net proceeds on it. There is no commission, no fee, and we pay the normal seller-side closing costs. What comes off the top is what you owe on the house: the mortgage payoff, any lien, and any HOA or tax item that is yours. You see the number you will receive before you sign the closing papers, on the title company’s paper, not ours.
Recording and your wire
Signing is not closing. In Arizona, the sale closes when the deed records with the county recorder, and the title company wires your proceeds after that, normally within one business day of recording. If you need a short stay in the house after closing, we put it in writing under the Soft Landing™ program, at no cost, typically about two weeks, with the timeline shaped to your situation. The offer is the offer; a Soft Landing stay doesn’t change the price.
How long it takes, and what can move a closing past 14 days
Most of our sales close in 7 to 14 days once the title is clear. Our usual: a written offer within one business day of the walkthrough, and closing 7 to 14 days after the title is clear. You pick the date, and if you need longer, that works too. When one of the items below applies, we tell you at the first call, not at the closing table. Each one is a real reason a closing moves, with what sets the clock and what we do about it.
Title issues. An old lien, a missing release, or a name that does not match the deed has to be cleared before the title company can insure the sale. The title search finds it in the first days of escrow, and the fix sets the clock.
Payoff statements. The title company has to request a written payoff from every lender and lienholder. Some answer in a day; some take two weeks. The payoff is paid out of the sale at closing.
HOA resale documents. Arizona law gives ten days, and who owes them depends on the size of the community. In a condominium or planned community of fewer than fifty homes, you as the seller deliver the resale documents within ten days of accepting the offer. In a larger one, the association has ten days from your written notice (A.R.S. § 33-1806 for planned communities; A.R.S. § 33-1260 for condominiums). We have the title company order them the day escrow opens.
Probate. If you inherited the house, we can make a written offer while probate is underway, and closing waits for the paperwork: a personal representative, or Arizona’s small-estate affidavit where it applies. A probate attorney can tell you which one your estate needs.
Court approval. A divorce or a bankruptcy can require a court’s sign-off before the deed can record. The sale waits for the order; we do not.
A tenant in place. We buy rentals with the tenant still living there or after the tenant has moved out. Which way depends on the lease and on what works for you.
Leased or financed solar. If your solar is leased or financed, we still buy the house. Sometimes the solar is paid off at closing out of the sale, the same way a mortgage is. Sometimes we take over the payments.
Your own move. The closing date is yours to set, and a house that can close in ten days does not have to. Set the date around the move, not the other way around.
The pages behind every number on this page
Each program and figure above has its own page, and each one is linked here once. They are the proof behind the sentence at the top of this page. Read the one that matches the question you still have.
SOUP™: how the number is built
The five inputs, the worked examples, and why we do not use the industry “70% rule” to price a house. How we calculate every offer.
SafeClose™: the written commitments on every sale
Our own cash. A firm written price set before you sign. At least $5,000 of our earnest money in escrow the same day, with the title company’s receipt in your hand. A licensed Arizona title company. And the forfeiture if we fail to close under the terms of our agreement. These are the parts of a sale where a seller gets hurt when a buyer is careless, so they are in writing on every sale, not some. The SafeClose Program.
Soft Landing™: a short stay after closing, when you need one
Sometimes the sale is ready before the move is. When your timing needs room, the stay goes into the agreement in writing before you sign, at no cost, with a firm end date. How the Soft Landing program works.
Cash offer vs listing vs iBuyer: what nets you more
A listing can bring the highest price when the house is updated, and you can wait. An iBuyer is a buyer, with a service charge and condition rules that an older or worn house may not meet. We are the buyer, paying with our own money, with no service charge, no commission, and no fee. The side-by-side with real net figures is here: cash offer vs listing vs iBuyer. Selling on your own instead? Selling without a realtor in Arizona, math included.
Online cash offer sites: who is actually buying
Some sites that look like cash buyers are not buyers. You enter your address, and it goes to agents, investors, or partner buyers who pay for it, and the person at closing is not the company you contacted. How to tell a buyer from a switchboard, from the companies’ own pages: online cash offer sites for houses in Arizona.
Cash home buyer red flags: how to check any buyer, including us
Twenty-one signs and nine checks, each one the absence of a step you just read on this page. An offer before anyone has seen the house is Step 1 skipped. A price that drops under the cover of an inspection is Step 2 without the walkthrough serving as the inspection. A buyer with no name you can look up is the opposite of the record above. A written process is a checklist you can hold any buyer against, including us. The cash home buyer red flags guide.
How we buy houses differently: a note from Stephen W. Rockwell
The usual way in this business starts with the house, because the house is all the buyer cares about. The company starts from its own needs, then tries to make your situation fit them, and the one option you are offered is the one that serves them.
We reverse-engineer it. We start with you, the person, and your situation, and work backward: can we help, and what are all of your options, not the one-size-fits-all answer. That is why the platform behind our number is called the Seller Option Underwriting Platform, and why this page lays out every step in order, including the parts other pages skip.
We have been Arizona’s original cash home buyer since 1999. I can see other companies trying to duplicate our systems and our pages, and falling short. There is no substitute for experience. Calling yourself “Arizona’s #1 home buyer” or “most trusted” is a self-awarded crown, and no crown makes up for it, whatever manufactured years and inflated numbers come with it.
If a listing would net you more, we say so on the first call. When you call, you reach me or someone on the team I built, trained, and stand behind.
Questions sellers ask about how we buy houses
How does selling to a cash buyer actually work?
Three steps. We walk the house, about 30 minutes; that walkthrough is our inspection. A written cash offer follows within one business day. You sign, escrow opens that day at a licensed Arizona title company, and the title company pays you after the deed records. Most of our sales close in 7 to 14 days once the title is clear.
How do you decide what to pay?
Through SOUP, the Seller Option Underwriting Platform: neighborhood comps, repair costs priced line by line, holding costs, title and escrow variables, and your timeline. We do not use the industry “70% rule.” On more than 100 recent purchases we checked, every written offer was 80 percent or more of the house’s as-is market value.
What’s the difference between you and an iBuyer?
An iBuyer is a buyer; so are we. The difference is the bill. An iBuyer charges a service charge and finalizes its number after its own inspection. We pay with our own cash, our walkthrough is the inspection, and there is no service charge, no commission, and no fee. The side-by-side is on our comparison page.
How do I know you’re a real buyer, and not a wholesaler routing my information?
The name on this website is the buyer on your agreement, and the money is ours. On the rare occasion we bring in a partner, your price, your terms and your closing date do not change, ever. Arizona requires written notice before signing from any buyer who intends to assign; our earnest money is yours if we fail to close.
How long does the whole process take, from first contact to closing?
We see the house within one business day of your call, and the written offer follows within one business day after that. Most of our sales close in 7 to 14 days once the title is clear. Title issues, payoffs, HOA documents, probate, and court approvals move a closing past 14 days; we say which apply at the first call.
Selling because of a situation, not a strategy? Start with how we help.
Still have questions? Call or text (480) 444-2274
Start with the address: your written cash offer
Tell us about the house, and you get a written cash offer from the company whose name is on it, within one business day of the walkthrough. You also get a straight answer on your best path when that path is a listing instead of us. The offer costs nothing and binds you to nothing. Call Stephen W. Rockwell and his team at (480) 444-2274, or put the address in the form and the call back comes from us.
Hours: Available 24/7. Live or assisted response any time.
Sources: the Arizona resale-disclosure timelines are A.R.S. § 33-1806 (planned communities) and A.R.S. § 33-1260 (condominiums), both read in October 2026; Arizona’s written-disclosure requirement for a buyer who intends to assign the agreement, with the seller’s cancellation remedy, is A.R.S. § 44-5101. Our own timing and practice figures are our records as of the date above. General information only, not legal advice; an Arizona attorney can advise on your situation.
Content by Stephen W. Rockwell, Founder of We Buy Houses Arizona™. Mesa, Arizona. Est. 1999. BBB A+ Accredited.
We Buy Houses Arizona™, 7726 E. Baseline Rd. Unit 203, Mesa, AZ 85209, (480) 444-2274