How It Works
Three simple steps from submission to closing day.
Active Buyer Network
Our network consists of cash buyers, builders, landlords, fix-and-flip operators, developers, and multifamily investors actively purchasing houses and land across multiple markets.
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National House Buyer Network
Northeast — 1 area
New Hampshire — Multifamily
Counties: Rockingham, Hillsborough, Merrimack.
Primary zips: Manchester 03101–03105, 03107–03109, 03111; Nashua 03060–03064; Concord 03301–03305; Derry 03038; Hudson 03051; Salem 03079; Milford 03055.
- Property: 3+ units, Class B & C multifamily.
- Budget: Up to $2M, open to larger with capital partners.
- Target: Around $150K or less per door.
- Cap rate: 7–8% typical.
- Condition: Value-add/distressed preferred. Light cosmetic to full gut rehabs OK. No teardowns.
- Other: Vacant preferred, not required. Long-term rentals, BRRRR strategy, landlord-friendly markets.
Midwest — 6 areas
Michigan — Detroit / Metro Detroit
Markets: Detroit, Metro Detroit, Oakland County, Wayne County, Macomb County, Garden City, Harper Woods, Eastpointe, West Detroit, East Detroit, Flint, and Saginaw.
Preferred zip codes: 48202, 48203, 48204, 48206, 48207, 48208, 48209, 48210, 48214, 48219, 48221, 48223, 48224, 48227, 48228, 48229, 48234, 48235, 48238.
- Property Types: Single-family homes, duplexes, multifamily under 5 units, turnkey rentals, value-add properties.
- Strategies: Buy and hold, fix and flip, BRRRR, section 8 rentals, long-term rentals.
- Preferred: Brick homes, 3+ bedrooms, West Detroit, ring suburbs, light to heavy rehab, turnkey rentals.
ZIP-specific criteria: In 48221 and 48228, one single-family buy box targets $200K–$500K ARV with rehab below 50% of purchase price. In 48219, 48221, 48235, 48227 and 48238, buyers specify 3+ bedrooms. Brick single-family demand also covers 48202, 48219, 48221, 48223, 48224, 48227, 48235 and 48238. Westside brick homes and Eastside 48234 are requested; 48221, 48229 and 48235 also have a 3-bedroom preference.
Additional local criteria: Some Detroit buyers seek brick 3-bedroom/1-bath homes of 1,000–1,400 sq. ft.; others seek turnkey homes under $150K or Section 8-ready rentals under $100K. Metro coverage extends 30–40 miles outside Detroit, with separate demand in Macomb County and Wayne County suburbs. Multifamily demand includes both properties under 5 units and separate 10+ unit opportunities.
Pricing approach: Priced according to comparable sales, condition, and location. Fix-and-flip opportunities are commonly evaluated around ARV minus approximately 30% and estimated repairs. Rental properties with strong cash flow may command higher offers.
Indiana — House Buyers
Markets: Fort Wayne, Indianapolis, Marion, Muncie, Anderson, and outskirts.
- Property Types: Single-family homes, distressed houses, manufactured homes on land, rental properties.
- Strategies: Buy and hold, fix and flip, turnkey rentals.
- Fort Wayne: Distressed properties, foreclosure, probate, fire damage, mold damage, HOA liens, single-family and multifamily considered.
Additional markets: Evansville, South Bend, Kokomo, Terre Haute, Bloomington and Southern/Southwestern Indiana.
- Evansville–Terre Haute–Bloomington: Discounted rehab projects with ARV above $150K for one local buy box.
- South Bend, Kokomo and Fort Wayne: Fix-and-flip, BRRRR, distressed/full-rehab properties and rental portfolios.
- Indianapolis and surroundings: Single-family homes and duplexes, light through heavy rehab. A separate Indianapolis/South Bend buy box seeks 3/2, 4/2 or 4/3 homes and small multifamily built after 1970, without major roof, foundation, electrical, plumbing or mold issues; no septic.
Pricing approach: Priced according to comparable sales, condition, and location. Fix-and-flip deals are commonly evaluated around ARV minus approximately 30% and estimated repairs. Strong rental properties may justify higher offers.
Ohio — House Buyers
Markets: Toledo, Cleveland, Akron, Columbus, Dayton, and surrounding areas.
- Property Types: Single-family homes, turnkey rentals, distressed houses, value-add properties.
- Strategies: Buy and hold, fix and flip, turnkey rentals.
- Priority: Toledo has buyer demand.
Additional markets: Cincinnati and surrounding areas; Montgomery, Hamilton and Fairfield counties.
- Cincinnati: One flip buy box seeks single-family homes under $250K, vacant at closing, with light-to-medium rehab under $80K.
- Montgomery, Hamilton and Fairfield counties: Value-add houses and 2–10 unit multifamily for long-term hold/1031 exchange, with A/B neighborhoods preferred and select bordering C areas considered.
- Columbus: Additional demand for 3+ bedroom/1+ bath houses around 800–1,000 sq. ft.
Pricing approach: Priced according to comparable sales, condition, and location. Fix-and-flip opportunities are commonly evaluated around ARV minus approximately 30% and estimated repairs. Rental properties with strong cash flow may command higher offers.
Illinois — House Buyers
Markets: Peoria, Decatur, Springfield, East St. Louis, and surrounding areas.
- Property Types: Single-family homes, turnkey rentals, distressed properties.
- Strategies: Buy and hold, rental-focused buyers, light rehab.
Additional markets: Granite City, Belleville, Edwardsville, Maryville, Cahokia, Madison County and St. Clair County.
Metro East ZIP criteria: Belleville 62220–62223, 62225, 62226; Edwardsville 62025, 62026; Maryville 62062. A shared buy box seeks single-family homes with at least 3 bedrooms/1 bath or multifamily with at least 4 units.
Pricing approach: Priced according to comparable sales, condition, and location. Rental properties with working mechanicals and strong rent potential may receive stronger interest.
Missouri — House Buyers
Markets: St. Louis, Kansas City, Saint Joseph, and surrounding areas.
- Property Types: Single-family homes, turnkey rentals, value-add properties.
- Strategies: Buy and hold, rental-focused buyers, fix and flip.
Additional markets: Springfield and roughly a 1-hour radius, Greene County, Christian County, Portageville, Cass County, Raymore, Raytown, Independence, Grandview, Belton, Lee’s Summit, Blue Springs, Liberty, Ruskin and the Northland. St. Louis coverage also includes St. Charles, St. Peters, Lake St. Louis, Cottleville, O’Fallon, Wentzville, Jefferson, Lincoln, Warren and Franklin counties.
- Springfield / Greene / Christian: Fix-and-flip and buy-and-hold demand; one buy box specifies 2–3 bedrooms under 1,500 sq. ft.
- St. Louis South County: 63119, 63122, 63123, 63125, 63126, 63127, 63128: one flip buy box seeks 3/2 or better, light-to-moderate rehab, purchase up to $250K and ARV $400K+. Other South County coverage includes 63026 and 63129.
- St. Louis City: 63104, 63108, 63109, 63110, 63111, 63116, 63118, 63139. Demand includes single-family 3+ bedrooms/1+ bath and 4+ unit multifamily in the listed Shaw, Southampton, Northampton, Tower Grove, The Hill and The Grove areas.
- North County: 63031, 63032, 63033, 63034, 63042, 63044, 63074, 63114, 63121, 63133, 63134, 63135, 63136, 63137, 63138. Separate rehab/rental demand in 63134–63138 specifies homes built after 1950; one 63137/63114 buy box has a $20K–$100K purchase range.
- Central / West County and St. Charles: 63005, 63011, 63017, 63021, 63038, 63040, 63043, 63045, 63117, 63124, 63130, 63131, 63132, 63141, 63143, 63144, 63145, 63146, 63301, 63303, 63304, 63366, 63368, 63376. Markets include Ballwin, Chesterfield, Manchester, Ellisville, Creve Coeur, Maryland Heights, Bridgeton, Overland, Olivette, University City, Richmond Heights, Rock Hill, Maplewood, Brentwood, Webster Groves, Kirkwood, Ladue and Des Peres.
- Additional St. Louis-area coverage: Arnold 63010, House Springs 63051, 63028, Imperial, Murphy, Barnhart, Fenton, Florissant, Hazelwood, Black Jack, Spanish Lake, St. Ann, St. John, Woodson Terrace, Old Jamestown, Normandy, Berkeley, Ferguson, Jennings, Oakville, Lemay, Crestwood, Sunset Hills, Sappington, Concord and Glasgow Village. Buyer restrictions vary by street and rehab scope.
- Kansas City metro: Single-family and 2–4 unit value-add properties, flips and rentals. Several buyers prefer 3+ bedrooms/1+ bath. Specific coverage includes 64130, 64086, 64083, 64081 and 64080, including a 15–20 mile radius of 64083. Grandview / Independence demand includes 3-bedroom homes with a basement and light rehab, around $150K–$220K ARV. Additional demand covers Waldo, Marlborough, Blue Hills and Hyde Park.
- Saint Joseph: 64505 has a $20K–$100K rehab-and-hold buy box; separate demand seeks 3+ bedrooms/2+ baths.
Pricing approach: Priced according to comparable sales, condition, and location. Strong cash-flowing rental properties may justify higher offers.
Kansas — Kansas City / Topeka
Markets: Kansas City, Johnson County, Wyandotte County, Shawnee, western KCK, Turner, the I-635/Legends area and Topeka.
- Kansas City: Single-family and multifamily, fix-and-flip and buy-and-hold. Several buy boxes prefer 3+ bedrooms/1+ bath and value-add homes. Western KCK demand includes 3-bedroom homes with basements and light rehab, around $150K–$220K ARV.
- Topeka: Single-family and multifamily for flips and rentals. One West Topeka single-family buy box is under $200K; another seeks 2/1 or 3/1 homes but excludes 66612, 66607 and 66603. These exclusions apply to that buy box, not every Topeka buyer.
Southeast — 7 areas
Florida — Tampa Bay / South Florida Houses
Primary Tampa Bay Counties: Pinellas, Hillsborough, Pasco.
Active cities: Brandon, Safety Harbor, Carrollwood, Seminole, Clearwater, St. Petersburg, Dunedin, Tampa, Gulfport, Tarpon Springs, Temple Terrace, Land O’ Lakes, Largo, Valrico, Lutz, Wesley Chapel, Westchase, Palm Harbor, Riverview, plus 1-hour radius including Spring Hill, Lakeland, Zephyrhills, St. Pete.
- Additional South Florida Markets: Miami-Dade County and Broward County.
- Property Types: Single-family homes, multifamily, 10+ unit properties, distressed properties, and manufactured homes on land.
- Preferred: Block slab single-family homes, no flood zone only, any condition considered.
- Purchase Price: $500K and less for primary SFR buyer.
- ARV Target: Pinellas sub-buyer wants 400K–600K ARV.
- Terms: Cash, 0-day inspection, quick closing, post-occupancy if needed.
- Distressed properties considered: Foreclosure, probate, mold, fire damage, HOA liens, unrepaired sinkhole settlement, and subsidence properties.
Additional house markets: Jacksonville, Sarasota and Hollywood. House, duplex, triplex and small-apartment demand is noted in Sarasota and Hollywood. Jacksonville is included in a broader off-market single-family/small-multifamily buyer network, with distressed and value-add opportunities preferred. These additional buyers have their own criteria, separate from the primary Tampa Bay buy box above.
Pricing approach: Priced according to comparable sales, condition, and location. Fix-and-flip deals are commonly evaluated around ARV minus approximately 30% and estimated repairs. Strong rental properties may justify higher offers.
Georgia — Atlanta Metro Houses
Primary Counties: Gwinnett, Cobb, DeKalb, Clayton, Cherokee, Forsyth, Douglas, Fayette, Rockdale, Henry, Hall, Walton.
North Fulton: Buckhead 30305, 30327, 30326, 30342; Sandy Springs 30327, 30328, 30342, 30350, 30358; Alpharetta 30004, 30005, 30009, 30022, 30023; Roswell 30075, 30076; Duluth 30096, 30097; Dunwoody 30338, 30346, 30360.
- Property Types: Single-family homes, buy and hold properties, fix and flip properties.
- Strategies: Buy and hold, fix and flip, rental properties.
Additional markets: North Lithonia, Stone Mountain, Decatur, Clarkston, Tucker, East Atlanta, Lilburn, Snellville and Savannah.
- East Atlanta metro: One buy box across North Lithonia, Stone Mountain, Decatur, Clarkston, Tucker, East Atlanta, Lilburn and Snellville seeks single-family 3-bedroom/2-bath homes with a 2-car garage, preferably ranch or two-story.
- Savannah: Broader buyer-network coverage for off-market single-family and small multifamily, with distressed/value-add opportunities preferred.
Pricing approach: Priced according to comparable sales, condition, and location. Fix-and-flip deals are commonly evaluated around ARV minus approximately 30% and estimated repairs.
Alabama — House Buyers
- Property Types: Single-family homes and rental properties.
- Strategies: Buy and hold, rental-focused buyers.
Markets: Birmingham, Huntsville and Decatur.
Additional criteria: Fix-and-flip and buy-and-hold demand includes single-family through four-unit properties in Birmingham and Huntsville. A separate multi-market buy box including these cities and Decatur seeks homes built in 1950 or later, 3+ bedrooms, preferably 2 baths, with ARV up to $250K.
Pricing approach: Priced according to comparable sales, condition, and location. Rental properties with strong cash flow may command higher offers.
Mississippi — House Buyers
- Property Types: Single-family homes and rental properties.
- Strategies: Buy and hold, rental-focused buyers.
Markets: DeSoto County, Southaven, Olive Branch, Horn Lake, Hernando and Walls.
- Southaven: One single-family buy box seeks distressed/as-is homes of 1,000+ sq. ft. with purchase price up to $250K.
- Olive Branch, Horn Lake, Southaven and Walls: Another discounted-house buy box seeks 3+ bedrooms, 1.5+ baths and at least 1,100 sq. ft., with larger homes preferred. Vacant preferred; tenant-occupied considered.
- Strategies: Buy and hold and fix and flip, with additional turnkey demand in DeSoto County.
Pricing approach: Priced according to comparable sales, condition, and location. Rental properties with strong cash flow may command higher offers.
North Carolina — House Buyers
Markets: Greensboro, High Point, Winston-Salem and the Triad; Charlotte; Raleigh and the Triangle; Fayetteville; Lexington; Reidsville, Eden, Madison, Stoneville and Mayodan in Rockingham County; King and Walnut Cove in Stokes County; Burlington, Mebane, Elon, Gibsonville, Haw River and Swepsonville in Alamance County; St. Pauls, Lumberton and Shannon.
- Greensboro / Triad: Single-family and multifamily, including coverage roughly one hour from the Triad. One single-family buy box seeks at least 2 bedrooms/1 bath and ARV up to $350K.
- Triangle: A single-family buyer prefers 3 bedrooms.
- Reidsville / Eden: House flips and multi-unit demand.
- Other listed markets: House opportunities reviewed by location, condition and deal numbers; no shared ZIP or price limit is specified.
Tennessee — Memphis / Nashville / Knoxville
Markets: Memphis and Shelby County, Collierville, Piperton, Germantown, Cordova, Bartlett, Arlington, Lakeland, Eads, Oakland, Millington, Rossville, Nashville, Knoxville / Knox County, Madisonville and Martin. Some Memphis buyers cover a 45–60 minute or up to 100-mile radius.
- Metro Memphis flip buy box: 38017, 38138, 38139, 38117, 38119, 38120, 38016, 38018, 38133, 38134, 38135, 38002, 38125, 38028 and 38060. Detached single-family, 1945 or newer, usually 3/2; 1.5 baths accepted in 38117/38120 and 1 bath in Collierville/Germantown for this buyer. No busy streets or flood zones.
- Rental / BRRRR buy box: Around $150K, preferably 3+ bedrooms with rehab/value-add potential in 38141, 38115, 38118, 38116, 38117, 38119, 38111, 38112, 38122, 38053, 38134, 38133, 38120, 38125, 38017, 38138, 38139, 38018, 38002, 38066 and 38060.
- As-is single-family: A separate buy box has a $250K purchase maximum and 1,000+ sq. ft. minimum in 38117, 38120, 38119, 38111, 38134, 38135, 38016, 38018, 38104, 38107, 38112, 38122 and 38116.
- Additional ZIP criteria: 38117, 38128 and select 38127 homes: 3/1 rentals. In 38127, a separate fixer/duplex buy box is $20K–$25K. In 38106, 38109, 38111, 38127 and 38128, one buyer specifies 1940+ construction and 700+ sq. ft. Additional flip coverage includes 38108 and 38114. Vollintine-Evergreen in 38107 has BRRRR demand, with a separate purchase history in 38105.
- Knox County: Homes that can convert to 5 bedrooms/3 baths, including larger 4/2 or 3/2 homes, with target ARV $350K–$450K.
- Nashville / Knoxville / Madisonville / Martin: Additional house and rental demand; criteria vary by local buyer.
- Memphis long-term rental / BRRRR buyer: Actively buying single-family properties for a long-term rental / BRRRR portfolio. 3+ bedrooms required, with 3/2 preferred; ≤1,500 sq. ft. preferred; 1940+ preferred; brick preferred, but any exterior is acceptable. Under $100K preferred. Cosmetic, moderate and heavy rehabs are welcome, including vacant, occupied, distressed, inherited and fixer-upper properties. Preferred ZIPs: 38112, 38111, 38122, 38116, 38114, 38127, 38109 and 38106. Other Memphis-area ZIPs may work when the numbers make sense.
- Memphis 14-day close buyer: If the deal pencils, this buyer can close in as little as 14 days. Target ZIPs: 38122, 38125, 38111, 38114, 38128, 38115, 38133, 38127, 38119, 38118, 38141, 38016, 38018, 38017, 38135, 38134, 38002, 38053, 38104 and 38105. Property criteria: minimum 3 bed / 1 bath and 1,050+ sq. ft.; brick homes preferred. Wholesalers must be direct to seller—no daisy chains. Clean deals only.
Kentucky — House Buyers
Markets: Northwestern Kentucky, alongside the Southern Indiana buyer network. Additional Kentucky interest is noted from a Nashville-area buyer.
Criteria: As-is fixer-uppers, vacant or inherited homes, distressed properties and unwanted rentals. Specific Kentucky cities, ZIP codes and price limits are not listed.
Mid-Atlantic — 2 areas
Virginia — House Buyers
Markets: Hampton Roads, Hampton, Newport News, Virginia Beach, Portsmouth, Suffolk, Richmond and Petersburg.
Criteria: House-buyer contacts are listed for these markets. Specific ZIP codes, bedroom counts, price limits and rehab requirements are not provided; submit the property details for local buyer matching.
Maryland — House Buyers
Markets: Maryland is included in a multi-state buy-and-hold buyer’s coverage.
Criteria: Rental / buy-and-hold opportunities. Specific cities, ZIP codes and property limits are not listed; local fit requires review.
South Central — 4 areas
Texas — Houston / DFW / Austin / San Antonio
Markets: Houston, Dallas–Fort Worth, Austin and San Antonio, with additional coverage in North Texas and smaller Texas towns.
- Greater Houston: Harris, Fort Bend and Montgomery counties; Humble, The Woodlands, Spring, Katy, Cypress, Richmond, Sugar Land, Missouri City, Tomball, Cinco Ranch, Magnolia, New Caney, Baytown, Rosenberg, Rosharon and Galveston. Additional demand includes Memorial, Spring Branch, Oak Forest and Knollwood. Flips, rentals and distressed houses; some buyers accept creative financing.
- Houston ZIPs: 77020, 77026 and 77028 have flip/rental demand. Katy/Cypress-area rental demand includes 77095 and 77041. Additional Houston coverage lists 77007, 77019, 77098 and 77006.
- Houston criteria examples: One metro single-family buy box seeks 3+ bedrooms, 2+ baths and 1,600+ sq. ft., purchase $20K–$250K and ARV $225K–$375K; no mobile homes. Separate demand seeks 1970+ homes with 3/2 and 1,100+ sq. ft., or 3/2–4/2 brick homes under 2,000 sq. ft. Restrictions and budgets vary by buyer.
- DFW / North Texas: Dallas, Fort Worth, Arlington, Grand Prairie, Hurst, Mansfield, Granbury, Sherman, Gainesville, Grayson and Cooke counties, Garland, Mesquite, Rowlett, Keller, North Richland Hills, Euless, Bedford, Wylie and Irving. Some buyers cover about one hour outside DFW. ZIP coverage includes Arlington 76015 and 76010, Garland 75040, Mesquite 75150 and Rowlett 75088.
- DFW criteria examples: Single-family flips and rentals; separate buy boxes target purchases around $65K–$250K, up to $300K where the numbers work, or homes with 3–4 bedrooms/2+ baths built in 1980 or later. One Fort Worth/suburban buyer targets purchases under $220K.
- Austin / Wimberley / Lubbock: Cosmetic flips, rentals and short-term-rental-friendly houses. A separate Austin metro/outskirts and Lubbock near Texas Tech buy box seeks 3/2, 4/2 or 4/3 homes and small multifamily built after 1970, no major roof/foundation/electrical/plumbing/mold issues and no septic.
- San Antonio: Northwest, Alamo Heights, Southside, Southeast, Lackland, Northeast, Von Ormy, Somerset, Castle Hills and Beacon Hill. One single-family flip buy box has a purchase maximum of $300K and 800+ sq. ft. minimum; cosmetic through full rehab considered when the numbers work. That buyer excludes Dignowity, Denver Heights and Indian Creek.
Arkansas — House Buyers
Markets: Little Rock, North Little Rock, Conway, Bryant, Sherwood, Benton, Jacksonville, Alexander, Cabot, Hot Springs, Hot Spring County, West Memphis, Helena and Northwest Arkansas, particularly Fayetteville.
- Little Rock ZIPs: 72205, 72211, 72206 and 72204.
- Central Arkansas: Single-family and multifamily, fix-and-flip and buy-and-hold. Local preferences range from turnkey/light rehab to discounted renovation projects; one Little Rock flip buy box targets purchases under $200K.
- Northwest Arkansas / Fayetteville and Little Rock: One house/multifamily buy box targets purchases under $225K, with rental renovation opportunities and closings under two weeks when feasible.
- West Memphis: One as-is single-family buy box seeks 1,000+ sq. ft. and purchase price up to $250K. Additional West Memphis/Helena buyer-network coverage considers opportunities up to $300K.
Louisiana — New Orleans / Jefferson Parish
Markets: New Orleans and surrounding areas, Jefferson Parish, Marrero and the West Bank; additional statewide Louisiana interest is listed.
- Strategies: Fix-and-flip and buy-and-hold, including multifamily rentals.
- Local restrictions: One Jefferson Parish-focused buyer avoids 70126, 70129 and 70117. These are that buyer’s exclusions, not network-wide exclusions.
- Pricing: No common purchase ceiling or bedroom requirement is specified; review the deal against the local buyer.
Oklahoma — House Buyers
Markets: Oklahoma City, Tulsa and Edmond, with additional statewide Oklahoma interest.
Criteria: Fix-and-flip and buy-and-hold. One multi-market buy box including Oklahoma City and Tulsa seeks 1950+ homes with at least 3 bedrooms, preferably 2 baths, and ARV up to $250K. Other Oklahoma buyers’ property and price criteria vary.
West — 5 areas
Colorado — House Buyers
Markets: Denver, Colorado Springs, Thornton and Lafayette, with additional statewide Colorado coverage.
- Property types: Single-family homes, townhomes, duplexes, triplexes and other multifamily.
- Strategies: Fix-and-flip and buy-and-hold / rentals.
- Criteria examples: One single-family flip buy box has a 1,000 sq. ft. minimum; another house/multifamily range is $300K–$700K. Budgets vary by buyer and market.
California — House Buyers
Markets: Los Angeles, Orange County, Riverside, San Bernardino, San Diego, Ventura, San Francisco, San Jose, Sacramento, Fresno, Bakersfield, the Central Valley, El Dorado County, South Lake Tahoe, California City and Blythe. Some Riverside buyers cover 35–40 miles and Sacramento buyers 50–60 miles.
- Strategies: Fix-and-flip and buy-and-hold, with single-family, small multifamily and select condo demand.
- San Bernardino / Southern California: One buy box targets purchases below $500K, 3/1 or 3/2 homes and condos; cosmetic through full-gut rehab considered.
- Northern California / Central Valley: Additional demand for 3/2 or 3/1 homes.
- Other listed markets: Property condition, pricing and local fit vary by buyer.
Nevada — Las Vegas / Henderson / Reno
Markets: Las Vegas, North Las Vegas, Henderson, Clark County, Paradise, Spring Valley, Silverado Ranch, Inspirada, Sun City and East Las Vegas. Reno is included in broader buyer-network coverage.
Listed ZIPs: 89101, 89107, 89030 and 89031.
- Strategies: Fix-and-flip and buy-and-hold; some buyers consider creative financing.
- Local preferences: One buyer prefers central Las Vegas and selected nearby communities, avoiding far north/far east areas; other buyers cover additional parts of Clark County.
- Reno: Off-market single-family and small-multifamily network coverage, with distressed/value-add opportunities preferred.
Arizona — House Buyers
Markets: Phoenix, Tucson and Southern Arizona, with additional statewide Arizona interest.
Criteria: Fix-and-flip and buy-and-hold, including off-market single-family and small multifamily. Distressed/value-add opportunities are included in the broader buyer network; specific local ZIP codes and common price limits are not listed.
Washington — Seattle / Spokane
Markets: Seattle and Spokane through the broader buyer network.
Criteria: Off-market single-family and small multifamily, with fixers, distressed, vacant and other value-add opportunities preferred. The multi-market network quotes an at-or-below-80%-of-ARV starting criterion; final fit depends on the property and local buyer.
National Land Buyer Network
South — Florida & Texas
Florida
Southwest Florida — 7 areas
Cape Coral, FL — Lee County
Updated buyer criteria: Residential lots; no major, arterial or collector roads. Flood Zones X / X500 accepted; AE accepted only in South Cape Coral. Dry lots preferred, with canal exceptions priced below. See the land review guidelines below for this buyer’s general requirements.
- North Cape well/septic: Up to $43K.
- North Cape canals: With seawall up to $43K; without seawall up to $20K.
- N1 East: Zones 7 & 10 up to $43K; other zones $30K.
- Well-restricted lots: Up to $35K.
- N2 city water/sewer: Up to $80K.
- N1 West: Up to $50K; maximum assessment $35K unless price is reduced.
- South Cape: Price from comparable sold lots within the last 90 days and 0.5–1 mile. Compare dry to dry and canal to canal. No fixed maximum is provided in this update. Deduct $20K when a seawall is absent.
- Assessments: Buyer assumes balances of $13K or less at closing.
- Updated buyer terms: 30 days due diligence, close 15 days afterward.
Maps & checks: Cape Coral GIS · Buying map · Flood-zone map · N1 East utilities · N1 West utilities
Lehigh Acres, FL — Lee County
Criteria: Check the buying map; not all portions of each ZIP qualify. Quarter-acre lots only, no half-acre lots; 80′ × 125′ deep, no short square lots. No Greenbriar; check the legal description. No dirt roads. Canal lots considered only when they meet flood requirements. See the land review guidelines below for this buyer’s general requirements.
- 33976: Up to $30K.
- 33972: Up to $22K.
- 33973: Up to $22K; single-family only.
- 33974: Up to $20K; check the buying area.
- 33971: Up to $20K; below Sunshine Blvd and within the buying area.
- Pricing: Use like-for-like sold comps from the last 90–120 days within 0.5–1 mile, matching lot type, size, utilities and surrounding development.
- Updated buyer terms: 30 days due diligence, close 15 days afterward.
Maps & checks: Buying map · Flood-zone map · Lee County wetlands
Port Charlotte / Punta Gorda / North Gulf Cove / Deep Creek
Updated buyer criteria: Check the active buying map. Approved areas are Peachland, Port Charlotte and North Gulf Cove. Flood Zone X only. City water/septic preferred; well/septic priced accordingly. No main roads. Corners require appropriate pricing. Canals accepted, dry lots strongly preferred. See the land review guidelines below for this buyer’s general requirements.
- Peachland / Port Charlotte well/septic: Up to $17K.
- Peachland / Port Charlotte water/septic: Up to $20K.
- Peachland / Port Charlotte water/sewer: Up to $32K.
- North Gulf Cove city water: Up to $20K.
- Updated buyer terms: 30 days due diligence, close 15 days afterward.
Other existing buyer — Deep Creek: City water up to $30K. Separate existing buyer criteria.
Maps & checks: Buying map · Flood-zone map · Water / scrub jay GIS · County map book
Labelle, FL — Hendry County
- Criteria: Power and paved road. 0.22–0.25 acres ideal. Hendry County only, south of SR 80. No Banyan Village.
- Max price: Up to $22,000.
Venice / Sarasota / Bradenton / DeSoto County
Existing buyer criteria: Scatter lots. Larger parcels preferred for future community development.
Terms: Double close, 60 days. Confirm pricing and current availability for these markets.
Englewood, FL — Charlotte County
Criteria: Check the buying map first. Flood Zone X only. City water/septic preferred; well/septic priced accordingly. No main roads; corner lots need appropriate pricing. Canals accepted, dry lots strongly preferred.
- City water / septic: Up to $22K.
- Well / septic: Up to $19K.
- Updated buyer terms: 30 days due diligence, close 15 days afterward.
Maps & checks: Buying map · Flood-zone map · Water / scrub jay GIS · County map book
North Port, FL
Updated buyer maximum: Up to $14K.
- Preferred: Cleared lots.
- Heavily wooded lots: May require tree mitigation and an additional price reduction.
- Updated buyer terms: 30 days due diligence, close 15 days afterward.
- Additional existing buyer: Scatter lots up to $20K; larger parcels preferred for future community development. Double close, 60 days.
Maps & checks: Scrub jay check · Utility check · Buying map · Flood-zone map
East Coast Florida — 8 areas
Palm Bay, FL — Brevard County
Updated buyer criteria: Residential zoning; paved streets and power. No wetlands or disallowed flood zones. No drainage ditches on the front or sides. Continue to check the existing west-of-I-95 coverage and land review guidelines.
- Standard well/septic: Up to $35K.
- Standard city water/septic: Up to $52K.
- Standard city water/sewer: Up to $75K.
- Updated buyer terms: 45 days due diligence, close 10 days afterward.
Top builder pricing: City water/septic up to $57,500 and well/septic up to $38,500 on premium selections.
Maps & checks: Palm Bay water check · Buying map · Flood-zone map
Port St. John, FL
- Max price: Up to $75,000.
- Criteria: Premium lot selections.
Vero Lake Estates, FL
Criteria: Corner lots must be 80 feet wide or larger.
- Max price: Up to $53,500.
Sebastian, FL
Criteria: Within city boundaries. No HOA. Pass on more than 4 Gopher Tortoise burrows unless price adjusted. No wetland or scrub jay lots. Utilities present.
- Max price: Up to $90,000.
Port St. Lucie, FL
Criteria: SW and NW only.
- Standard buyer: Up to $135K.
- Top builder pricing: Up to $148,500 on select lots.
Palm Coast, FL
Criteria: City water and utilities. Standard rectangular lots only; no flag, drop or odd-shaped lots. No Section K. No wetlands or disallowed flood zones. No arterial roads or main thoroughfares. Power costs reviewed in due diligence. See the land review guidelines below for this buyer’s general requirements.
- Updated buyer maximum: Up to $60K.
- Updated buyer terms: 45 days due diligence, close 10 days afterward.
Maps & checks: Sections map · Flagler County GIS · Buying map · Flood-zone map
Flagler Estates — St. Johns County
Criteria: Paved roads only with nearby FPL pole. 1+ acre lots only. No corner lots. No lots on Deep Creek Blvd.
- Max price: Up to $35K.
- Terms: Due diligence 65 days plus 10 days to close. Max $500 EMD at HB Title Inc.
Deland, FL
Criteria: Specific phases with allocated pricing. City water/septic preferred. Sewer preferred. Septic to ditch OK. No corners. Minimum parcel 0.23 acres.
- Pricing: Same as current — check with buyer before submitting.
North Florida — 7 areas
Marion Oaks, FL
Updated buyer maximum: Up to $43K depending on section and location.
- Units: 3, 4, 5, 7, 9 and 10 only.
- Utilities: City water/septic only. For a county line extension, the water/sewer line must be ready to connect.
- Lots: Standard sizes; 0.26 acres acceptable and larger lots at the same price preferred.
- Power / environment: Lines, poles or transformers at the road; power costs reviewed in due diligence. No wetlands or disallowed flood zones.
- Updated buyer terms: 30 days due diligence, close 15 days afterward.
- Additional existing option: Double close, 60 days; up to $38K depending on section and location.
Maps & checks: Marion water map · Benefiting parcels · Buying map · Flood-zone map
Ocala, FL — All Areas
Criteria: Off-market vacant residential lots only.
- Max price: Up to $148K.
Orange Blossom Hills, FL
Criteria: Off-market vacant residential lots only. Units 1-4 only.
- Max price: Up to $65K.
Kingsland, FL
Criteria: Off-market vacant residential lots only.
- Ocala Waterway / Kingsland 3507-78-79: Up to $65K.
- Kingsland 3505-06: Up to $60K.
Silver Springs Shores, FL — Ocala Side Only
Criteria: Off-market vacant residential lots only. Ocala side only.
- Max price: Up to $126K.
Royal Highlands, FL
Updated buyer criteria: Power available, Flood Zone X, no lots near highways or on busy roads, and no dirt roads. See the land review guidelines below for this buyer’s general requirements.
- Updated buyer maximum: Up to $45K.
- Updated buyer terms: 30 days due diligence, close 15 days afterward.
Top builder pricing: North of Centralia up to $38,500; south of Centralia up to $50K. These are separate buyer criteria and require confirmation.
Maps & checks: Buying map · Flood-zone map
Rolling Hills, FL
Criteria: 1-acre lots only. Dirt and limestone roads are accepted here as a market-specific exception. Power lines, poles or transformers must be at the road. No Rolling Hills Estates. Other land review guidelines apply.
- Updated buyer maximum: Up to $60K.
- Updated buyer terms: 45 days due diligence, close 10 days afterward.
Maps & checks: Buying map · Flood-zone map
Central Florida — 11 areas
Citrus Springs, FL — Citrus County
Criteria: City water only, east of Elkcam Blvd, slope no greater than 5′, and power lines/poles/transformers at the road.
- Updated buyer price: Up to $20K.
- Top builder pricing: Up to $23,500. Minimum 0.26-acre lots.
- Updated buyer terms: 30 days due diligence, close 15 days afterward.
Maps & checks: Citrus County water · Slope map · Buying map · Flood-zone map
Inverness North & South, FL
- Inverness North: Up to $22,500.
- Inverness South: Up to $22,500.
- Lot size: .26 acre minimum.
Pine Ridge, Beverly Hills — Citrus County
Criteria: Pine Ridge units only. 1 acre lots. No busy/main roads or corner lots.
- Standard buyer: Up to $70K.
- Top builder pricing: Up to $100K on premium selections.
- Terms: Due diligence 35 days plus 15 days to close. Max $500 EMD at HB Title Inc.
Homosassa, FL
Existing buyer pricing: Up to $31K. Confirm current criteria and availability for Homosassa.
Sugar Mill Woods / Cypress Village has a separate updated entry below.
Spring Hill, FL
Updated buyer criteria: Standard lots; the legal description must contain “Spring Hill.” Slope no greater than 5′. No wetlands, disallowed flood zones, arterial roads or main thoroughfares. Power costs reviewed during due diligence. See the land review guidelines below for this buyer’s general requirements.
- Updated buyer maximum: Up to $65K depending on size and location.
- Updated buyer terms: 30 days due diligence, close 15 days afterward.
Top builder pricing: Up to $70K on premium lots; quarter-acre to half-acre, no corners or busy/main roads. Existing terms: 35 days due diligence plus 15 days to close, maximum $500 EMD at HB Title Inc. Confirm this separate buyer’s availability.
Maps & checks: Water utilities check · Buying map · Flood-zone map
Hernando North, FL — Hernando County
Criteria: Off-market vacant residential lots only. Units 1-3, 7, 8 only.
- Max price: Up to $33K.
Poinciana / Polk County, FL
- Criteria: Polk County only. Full utilities at lot.
- Standard buyer: Up to $60K.
- Top builder pricing: Up to $55K.
Lake County Communities (2LC), FL
Criteria: Specific phases with allocated pricing. City water/septic preferred. Sewer preferred. Septic to ditch OK. No corners. Minimum parcel 0.23 acres.
- Max price: Up to $150K.
Coastal Communities (2CC), FL
Criteria: Specific phases with allocated pricing. City water/septic preferred. Sewer preferred. Septic to ditch OK. No corners. Minimum parcel 0.23 acres.
- Max price: Up to $275K.
New Phases — Ph LT, Ph PS, Ph MG, Ph EU, FL
Criteria: Specific phases with allocated pricing. City water/septic preferred. Sewer preferred. Septic to ditch OK. No corners. Minimum parcel 0.23 acres.
- Max price: Up to $150K–$275K depending on phase.
Sugar Mill Woods / Cypress Village, FL
Updated buyer criteria: Cypress Village only; no Oak Village.
- Updated buyer maximum: Up to $30K.
- Top builder pricing: Up to $33,500 for Cypress Village only, with a 0.28-acre minimum.
- Updated buyer terms: 30 days due diligence, close 15 days afterward.
Maps & checks: Buying map · Flood-zone map
Texas
Dallas / Fort Worth, TX — Residential Lots
Primary focus: South Dallas, West Dallas, and Fort Worth.
Dallas ZIP codes: 75203, 75211, 75212, 75215, 75216, 75228.
- Lot size: Approximately 5,000–7,500 sq. ft.
- Utilities: Must have access to utilities.
- Flood: No flood zone.
- Price point: Up to $100K depending on ZIP code.
- Flexibility: May go above $100K when the deal makes sense.
Pricing approach: Targeting residential infill lots with strong buildability and utility access. Final pricing depends on ZIP code, lot quality, surrounding development, and the economics of the deal.
Southwest — Arizona
Arizona
85253 — 1+ Acre Lots
- ZIP code: 85253
- Target lot size: Approximately 1 acre.
- Price point: Up to $2.2M for qualifying 1-acre lots.
- Mountain view: Required.
- Larger lots: Lots larger than 1 acre may support a higher purchase price.
85251 — 0.25 Acre Lots
- ZIP code: 85251
- Target lot size: Approximately 0.25 acre.
- Price point: Up to $800K.
- Closing: One-week close.
Land Review Guidelines & Maps
Buyer-specific guidelines: These general requirements apply to the updated land buy boxes above. Our other builders may use different criteria; market-specific exceptions and top builder pricing remain listed separately.
- Location: Check the buying map for the approved sub-market. Pricing and buying boundaries can change.
- Road / dimensions: Paved, publicly maintained road and at least 80′ frontage × 120′ depth unless the market has a more specific requirement. Rolling Hills permits dirt and limestone roads.
- Power: Available at the front or rear; follow stricter at-the-road requirements where listed.
- Flood / wetlands: Entirely Flood Zone X or X500, with no AE touching the lot, except the South Cape Coral AE exception. Markets specifying X only retain that stricter rule. Lots must be 100% uplands.
- Road exposure / zoning: Residential only. No major, arterial or collector roads, including pass-through roads with dotted yellow center lines.
- Market support: Active or recent new construction within half a mile.
- Pricing: Maximums include the assignment fee and are ceilings, not guaranteed offers. Lot quality, surrounding development and comparable sales determine the final price.
- Updated buyer timelines: Standard markets: 30 days due diligence and close 15 days afterward. Palm Bay, Palm Coast and Rolling Hills: 45 days due diligence and close 10 days afterward. Review typically takes 3–5 business days. Other builders’ timelines remain separate.
- Potential deductions: Scrub jay permit $4K; nesting owls (February 15–July 10) $4K; non-exempt heritage trees $150 per trunk inch. Gopher tortoises, slope over 5′ and canal/seawall issues require individual review.
- Listed properties: This buyer accepts MLS submissions only from the listing agent, below list price.
Use the market links to check utilities, wetlands, protected species and buying boundaries, then submit through our JV form.
Maps & checks: Buying map · Flood-zone map
Need Help Finding a Buyer?
Not sure if your deal fits our current buy boxes? Our team reviews opportunities every day and may still have a buyer for your property even if it does not perfectly match the criteria above.
Email us at [email protected] and we will review the opportunity with you.
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