Foundation cracks, roof leaks, mold, fire damage, code violations - we've seen it all and we buy it all. Get a fair cash offer for your home exactly as it sits today.
Maybe the roof has been leaking for a while. Maybe the foundation is cracked and you got a repair quote that made your jaw drop. Maybe the house just hasn't been updated since the 1970s and you can't imagine spending $30,000 or more to make it "market ready."
Here's what most people don't realize: you don't have to fix anything to sell your house. Not the stucco, not the plumbing, not the evaporative cooler that stopped working two summers ago. You don't even have to clean it.
We buy homes in Las Cruces in literally any condition. We've purchased houses with holes in the roof, active water damage, mold in the walls, outdated electrical that wouldn't pass inspection, and kitchens that haven't been touched since the Kennedy administration. Your house doesn't need to be pretty - it just needs to be yours.
✓ Stucco cracking & deterioration - Extremely common in the desert climate
✓ Flat roof leaks & ponding - Las Cruces' flat-roof homes are prone to water pooling
✓ Evaporative cooler failures - Swamp coolers wear out and cost $3,000-$6,000 to replace
✓ Foundation shifting - Expansive soils in the Mesilla Valley cause movement
✓ Outdated electrical (knob & tube, aluminum wiring)
✓ Polybutylene or galvanized plumbing
✓ Termite & pest damage
✓ Fire, water, or storm damage
✓ Mold & environmental issues
✓ Code violations & unpermitted work
Skip the repair bills, skip the contractor headaches, and sell your home on your terms.
A new roof costs $8,000-$15,000. Foundation repair runs $5,000-$25,000. HVAC replacement is $4,000-$8,000. Why spend money you may not have on a house you want to leave? We factor repair costs into our offer so you don't have to.
Major repairs take 2-4 months to complete, and that's before you list and wait for a buyer. Selling as-is to us means closing in days, not half a year. No contractor schedules, no permits, no surprises when they open up a wall.
In a traditional sale, the buyer's inspector finds issues and the buyer demands repairs or price reductions. This kills deals constantly. We don't renegotiate after our walkthrough. Our offer is our offer - period.
We understand Las Cruces-specific issues that scare off traditional buyers: stucco deterioration from UV exposure, flat roof membrane failures, soil expansion cracking foundations, and monsoon water intrusion. These don't faze us.
Open code violations or unpermitted additions make houses nearly impossible to sell through traditional channels. Banks won't finance them and most buyers won't touch them. We buy properties with code issues regularly and handle compliance after purchase.
Houses packed floor to ceiling with belongings, extreme deferred maintenance, pest infestations - we've purchased them all. No property is too far gone. Leave everything inside and we'll take care of it.
Many homeowners assume they'll net more by fixing up their house first. Here's what the numbers actually look like for a typical Las Cruces home.
Home value after repairs: $200,000
Repair costs (roof, HVAC, paint, flooring): -$25,000
Agent commission (6%): -$12,000
Closing costs (2%): -$4,000
Holding costs (4 months mortgage, insurance, taxes): -$6,000
Buyer repair credits after inspection: -$3,000
Your net: $150,000
Timeline: 4-7 months
Our cash offer: $160,000
Repair costs: $0
Agent commission: $0
Closing costs: $0 (we pay them)
Holding costs: $0
Inspection renegotiations: $0
Your net: $160,000
Timeline: 7-14 days
This is an illustrative example. Every property is different. We'll provide a transparent breakdown for your specific home so you can make an informed decision.
From first contact to cash in your hand - here's the process.
Call us or fill out our form. Be honest about the condition - we've truly seen it all and nothing scares us off. The more we know upfront, the faster we can get you an accurate offer. No judgment, ever.
We'll schedule a brief visit to see the property in person. This isn't a formal inspection - it's just so we can understand the scope and make you a fair offer. It typically takes 15-30 minutes.
Within 24 hours of the walkthrough, you'll have a written cash offer. We'll explain exactly how we arrived at the number - no hidden math. If it doesn't work for you, there's zero obligation.
Accept the offer and we close at a reputable local title company on your schedule. We pay all closing costs. You get cash (or a check, or a wire - your choice). Leave behind anything you don't want. Done.
Las Cruces' unique climate creates home maintenance challenges that many traditional buyers aren't willing to deal with. Here's what we see constantly - and buy anyway:
Here's a sample of actual conditions we've purchased in Las Cruces:
✓ House with active roof leak and water-damaged ceiling
✓ Property with 3 open code violations from the city
✓ Home with foundation shifted 2 inches
✓ Property with mold throughout the bathroom and bedroom
✓ House with no working HVAC system
✓ Fire-damaged property on the south side
✓ Hoarder home requiring full clean-out
✓ Vacant house with overgrown yard and vandalism
Your house qualifies. We guarantee it.
Real people who skipped the repair headaches and sold their home the easy way.
"I got three quotes to fix the foundation and the cheapest was $18,000. Then I'd still need a new roof and updated electrical before any buyer would touch it. I called Las Cruces Cash Home Buyers on a Thursday, they came out Friday, and I had a cash offer by Saturday. Closed in 12 days. The amount I netted was actually more than I would have gotten after paying for all those repairs and agent fees. Wish I'd called sooner."
"My rental property had been sitting vacant after the tenants trashed it. Holes in walls, carpet destroyed, the cooler was shot. Two agents told me I'd need to put $15,000-$20,000 into it before they'd list it. These guys walked through, didn't flinch, and gave me a fair price the next day. No contractors, no headaches, just a check at closing."
Selling as-is means you're selling the property in its current condition, and the buyer accepts it without requiring any repairs, improvements, or concessions. When you sell to us, our offer price already accounts for the property's condition. We won't come back after a walkthrough and ask for a lower price because we found problems - we already expect them. You don't have to fix, clean, paint, or improve anything. Leave the house exactly as it is on the day we close, and that's perfectly fine with us.
Our offer reflects the property's current condition, so yes, a house needing major work will receive a lower offer than a turn-key home. But here's what most people don't consider: when you add up the cost of repairs, agent commissions (typically 6%), closing costs, and 3-6 months of mortgage payments while you renovate and wait for a buyer, the net amount you actually pocket from a traditional sale is often very close to - or even less than - our as-is cash offer. We always encourage you to compare the numbers. We'll even walk you through the math for your specific situation so you can make an informed choice.
Yes. Open code violations are one of the most common reasons homeowners come to us, because traditional buyers and their lenders usually won't close on a property with unresolved violations. Banks consider it too risky. We purchase properties with code violations regularly - whether it's unpermitted additions, electrical code issues, structural concerns, or anything else the city has flagged. We resolve these issues after purchase. This is actually one of the situations where selling to a cash buyer makes the most sense, because your options on the traditional market are extremely limited.
New Mexico law requires sellers to disclose known material defects to buyers, and we do ask you to fill out a standard property disclosure form. But here's the key difference: with a traditional buyer, disclosing problems often kills the deal or leads to aggressive price negotiations. With us, disclosed issues don't change our offer. We've already factored in the property's condition. Being upfront about problems actually makes the process smoother and faster because there are no surprises. We genuinely want to know about issues so we can plan our renovation - not so we can lower our offer.
We buy properties with environmental issues including mold, asbestos (common in Las Cruces homes built before 1980), lead paint, and other concerns. These issues are expensive to remediate and scare off virtually all traditional buyers and their lenders. We have established relationships with licensed remediation companies and handle these issues as part of our renovation process. If you know about environmental problems in your home, let us know during our initial conversation - it won't stop us from making an offer, and it helps us provide an accurate price quickly.
Don't let the condition of your home hold you back from selling. We buy houses in Las Cruces in any shape, any condition, any situation. Get a free, no-obligation cash offer and find out what your home is worth today - exactly as it is.