Sell My House Fast in Washington: A Fair Cash Offer, On Your Timeline

If you need to sell your house fast in Washington, you probably don’t want to spend months on repairs, showings, and waiting for a buyer’s loan to clear. 253 Houses is a local cash home buyer based in Puyallup. We make a written cash offer within 24 hours, buy houses as-is, and can close in as little as 7 days, or on whatever date works for you. There are no agent fees and no commissions, and we pay all closing costs, including escrow and title fees.

We’ve been buying houses in Pierce County and across Washington for five years. Our team, including Mike and Paris, works directly with homeowners, many of whom are dealing with something hard: an inherited house, a foreclosure notice, a property that needs more work than they can take on, or a move that can’t wait. This page explains how a cash sale works, what it costs, and when listing with an agent might be better.

How to Sell Your House Fast for Cash in 3 Steps

You stay in control of the price, the date, and whether you sell at all.

1. Tell us about the house. Call (253) 330-8228 or send us the address and a few details through the form. We’ll ask about condition, timing, and anything else going on, such as probate, a tenant, or a lender notice.
2. Get a written cash offer within 24 hours. After a quick look at the property, we send you a written offer. We’ll walk you through how we arrived at it. There’s no pressure and no fee.
3. Pick your closing date. If you accept, we close through a local title or escrow company in as little as 7 days, or later if you need more time to move. You get paid at closing, and we pay all closing costs. You don’t need to clean, repair, or stage the house; take what you want and leave the rest.

We Buy Houses in Washington in Almost Any Situation

Below are the situations we see most often, plus some Washington-specific basics. This is general information, not legal advice; for your specific situation, talk with a Washington-licensed attorney.

Inherited houses and probate

Inheriting a house often comes with a mortgage, property taxes, utilities, upkeep, and sometimes several heirs who don’t agree on what to do. We buy inherited homes as-is, including houses full of belongings. We work with heirs, personal representatives, and their attorneys before probate, during probate, or when no probate is needed.

Washington basics heirs often ask about:

• Affidavit of Heirship: Some states let heirs transfer real estate with an “affidavit of heirship.” Washington law does not provide a general affidavit of heirship for transferring a house. Ask a probate attorney or title company what applies to you.
• Small-estate affidavit (RCW 11.62.010): Washington allows a small-estate affidavit when the probate estate is worth $100,000 or less (after liens and debts, not counting the surviving spouse’s or domestic partner’s community property share) and at least 40 days have passed since the death. However, this procedure covers personal property and debts owed to the person who died, such as bank accounts. It is generally not a way to transfer title to a house.
• Selling through probate: When the house is in the deceased person’s name alone, a personal representative is usually appointed by the court. With nonintervention powers (RCW 11.68), the personal representative can often sell real estate without separate court approval of the sale. We can agree on terms before probate starts or while it’s open. The sale closes once someone has legal authority to sign.
• Non-probate transfers: If the owner recorded a transfer-on-death deed (RCW 64.80), held the property in a trust, or held it with a right of survivorship, the house may pass outside probate. With a transfer-on-death deed, for example, the named beneficiary can sell once title passes. The title company confirms who can sign.

Facing foreclosure

In Washington, most home loans are secured by a deed of trust, and most foreclosures are non-judicial trustee’s sales under chapter 61.24 RCW. That means the process happens outside of court, on a set timeline:

1. Pre-foreclosure outreach (RCW 61.24.031): For most owner-occupied homes, the lender has to try to contact you about options before it can issue a notice of default. It then generally has to wait 30 days, or 90 days if you respond.
2. Notice of default (RCW 61.24.030): You must receive a written notice of default at least 30 days before the notice of trustee’s sale is recorded.
3. Notice of trustee’s sale (RCW 61.24.040): The notice is recorded at least 90 days before the sale (120 days in some cases where the pre-foreclosure letter is required). Washington law also says the sale can’t happen less than 190 days after the default.
4. Reinstatement deadline: Under the statutory notice, you can generally stop the sale by curing the default up to 11 days before the sale date.
5. Mediation (RCW 61.24.163): If a housing counselor or attorney refers you, you may be able to enter the state’s foreclosure mediation program. The referral can come any time after the notice of default and up to 90 days before the sale date.

A cash sale isn’t right for everyone, and we’ll say so if it isn’t. If you have equity in the home, though, selling before the trustee’s sale can let you pay off the loan, keep the remaining equity, and avoid having a completed foreclosure on your record. Free help is also available from HUD-approved housing counselors; the Washington State Department of Commerce lists foreclosure-prevention resources.

Houses that need repairs

Roof leaks, foundation cracks, mold, fire or water damage, code violations, or deferred maintenance: we buy houses as-is. You don’t have to fix anything or handle repair requests.

Rental properties and tenants

We buy houses with tenants still living there, including tenants on leases and properties with problem tenants. You don’t have to wait for a lease to end. Washington has specific landlord-tenant rules (chapter 59.18 RCW), and some cities, including Tacoma, add their own.

Divorce

When a house has to be sold as part of a divorce, a quick, predictable sale with one clear number can make it easier to divide the proceeds and move on. We can coordinate with both parties and their attorneys.

Relocation and other life changes

If you’re moving for a new job, a military PCS out of Joint Base Lewis-McChord, a family move, or downsizing, you may not have time to manage a listing from a distance. We can close on your schedule, even after you’ve moved, with most paperwork handled remotely through escrow.

Selling for Cash vs. Listing With an Agent

If your house is in good shape and you have time, listing with a good agent may get you a higher price. If speed, certainty, or condition matters more, a cash sale can make more sense. Here’s an honest side-by-side:

What It Costs to Sell a House in Washington

Whichever way you sell, know the costs ahead of time.

Real estate excise tax (REET)

Washington charges a real estate excise tax on most property sales. According to the Washington Department of Revenue, it is the seller’s tax. When you sell to us, you pay it from your sale proceeds at closing; it is separate from the closing costs we cover. If the seller doesn’t pay it, the buyer becomes responsible and unpaid tax can become a lien on the property. The state portion is graduated, meaning each rate applies only to the part of the price that falls in that bracket. For sales from January 1, 2023 through December 31, 2026, the state rates are:

The Department of Revenue has announced new thresholds for sales on or after January 1, 2027: 1.1% up to $551,000; 1.28% above $551,000 up to $1,551,000; 2.75% above $1,551,000 up to $3,051,000; and 3.0% above $3,051,000.

Cities and counties add a local REET on top of the state rate. In the Department of Revenue’s current local rate table, Pierce County (unincorporated) and cities such as Tacoma, Puyallup, Lakewood, University Place, Gig Harbor, Bonney Lake, Sumner, Fife, Edgewood, Orting, Milton, and Buckley each list a local rate of 0.50%. Example: On a $450,000 sale in Puyallup, the state portion is $4,950 (1.1%) and the local portion is $2,250 (0.5%), for about $7,200 total before any small processing fees. Your escrow officer confirms the exact amount.

Other costs to plan for

• Agent commissions when you list (none when you sell to us).
• Closing costs, including escrow and title fees. When you sell to 253 Houses, we pay all closing costs. When you list, they’re usually split with the buyer.
• Mortgage payoff, liens, and unpaid property taxes, paid from the sale proceeds at closing.
• Repairs, cleaning, staging, and holding costs (utilities, insurance, and loan payments) while a listed house sits on the market.

Areas We Serve in Pierce County and Across Washington

We’re based in Puyallup and buy houses throughout Pierce County and across Washington. Visit the page for your city to learn more:

• Sell my house fast Tacoma, WA
• Sell my house fast Puyallup, WA
• Sell my house fast University Place, WA
• Spanaway, WA
• Sell my house fast Bonney Lake, WA
• Sell my house fast Lakewood, WA
• Sell my house fast Gig Harbor, WA
• Sell my house fast Sumner, WA
• Sell my house fast Fife, WA
• Sell my house fast Edgewood, WA
• Graham, WA
• South Hill, WA
• Sell my house fast Orting, WA
• Sell my house fast Milton, WA
• Sell my house fast Buckley, WA
• Parkland, WA

Don’t see your city? We buy statewide; give us a call.

What Washington Homeowners Say About 253 Houses

We have a 4.8-star rating on Google from 18 reviews. Read what sellers have said in their own words:

Read all of our Google reviews

Frequently Asked Questions

How do you sell a house in Washington?

There are three main ways: list with a real estate agent, sell it yourself (FSBO), or sell directly to a cash home buyer. Whichever you choose, you’ll sign a purchase and sale agreement, give the buyer the seller disclosure statement Washington requires for most residential sales (RCW 64.06), and close through an escrow or title company. That company pays off your loan and any liens, collects the real estate excise tax, records the deed with the county, and pays you. Listing usually gets the highest price for a move-in-ready home. A direct cash sale trades some of that price for speed, certainty, and no repairs.

How fast can I sell my house for cash in Washington?

With 253 Houses, you’ll get a written cash offer within 24 hours. We can close in as little as 7 days if the title is clear, or on a later date you pick. Probate, liens, or title issues can add time, and we’ll tell you up front if we expect any delays.

Do I need to make repairs or clean out the house?

No. We buy houses as-is. You don’t need to make repairs, schedule inspections, or clean. Take what you want and leave the rest.

Are there any fees or commissions?

No. We don’t charge agent fees or commissions, and the offer is free with no obligation. We pay all closing costs, including escrow and title fees. You pay Washington’s real estate excise tax from your proceeds at closing, and your written offer shows the amount.

Can I sell an inherited house in Washington before probate is finished?

Yes. We work with heirs before probate, during probate, or when no probate is needed. We can agree on terms at any stage. The sale closes once someone has legal authority to sign: usually a personal representative appointed by the court, or the beneficiary of a recorded transfer-on-death deed. Washington’s small-estate affidavit generally covers personal property, not houses, so a probate attorney can confirm the right path.

Can I sell my house if I’m behind on payments or facing foreclosure?

Yes, as long as the sale closes before the trustee’s sale. In Washington, the trustee’s sale can’t happen less than 190 days after the default, and the notice of sale has to be recorded at least 90 days before the sale date. The loan is paid off from the sale proceeds at closing. If you have equity, you keep what’s left. Call as early as you can.

How do you decide on your cash offer?

We look at what similar homes nearby have sold for, the repairs the house needs, and the costs of holding and reselling it. We’ll explain the numbers to you. If listing with an agent would clearly get you more money, we’ll tell you.

Can you buy a house that has tenants living in it?

Yes. We buy houses with tenants still living there. Existing leases stay in place, so you don’t have to remove anyone before the sale.

Get Your Cash Offer Today

The information on this page is general and not legal or tax advice. Laws and tax rates change; please consult a Washington-licensed attorney, tax professional, or your escrow officer about your situation. Sources: Washington Department of Revenue (REET); RCW 11.62, 11.68, 61.24, 64.06, 64.80.