Simple. Fast. Transparent.
No agents. No showings. No repairs. Just a straightforward, respectful process that puts cash in your hands on a timeline that works for you.
Fill out the short form on this page or give us a call. We'll ask for the property address, a quick description of the condition, and your timeline. Takes about 2 minutes.
There's no obligation at this stage. We won't pressure you, and we won't share your information. This first step simply helps us research your property so we can give you an accurate number.
One of our local buyers — Austin, Dylan, Brady, or Ethan — reviews comparable sales in your area, evaluates the property's condition, and factors in our repair costs.
Unlike national "iBuyer" companies, we know the Billings market intimately. We account for Yellowstone County-specific factors: local comps, neighborhood trends, and realistic rehab costs in Montana.
Within 24 hours, we call you back with a straightforward cash offer. We'll walk you through exactly how we arrived at the number.
We believe in transparent offers. We'll explain our math — the after-repair value, our estimated costs, and our margin. If our number doesn't work for you, no hard feelings. There's zero pressure and zero obligation.
Accept the offer and choose when you want to close. We can close as fast as 7 days or give you 60+ days if you need time to find your next place.
We work with a local title company you can trust. All paperwork is handled — you just show up, sign, and collect your cash. We cover all standard closing costs.
At closing, you receive your funds via wire transfer or certified check. That's it. No waiting 30–60 days for a buyer's financing to come through.
Leave whatever you don't want in the house — furniture, appliances, junk. We handle all the clean-out at our expense. You walk away with cash and peace of mind.
Open Book Pricing
No mystery. No lowball tricks. Here's the exact math we use — the same formula every time.
After Repair Value (ARV)
What the home will sell for on the open market after all repairs are complete. We pull real comps from Billings and Yellowstone County.
e.g. $200,000
Cost of Repairs
We estimate all repairs honestly — roof, HVAC, plumbing, cosmetics. This is our risk, not yours. You sell as-is.
e.g. $30,000
Selling Costs (~10%)
When we resell, we pay agent commissions, closing costs, taxes, insurance, and holding costs. These come out of our side.
e.g. $20,000
Our Minimum Profit (~10%)
This is what keeps our business running so we can keep helping Billings homeowners. We're transparent about it because it's fair.
e.g. $20,000
Your Cash Offer
No fees deducted from you. No commissions. We cover closing costs. This number is what you walk away with.
$130,000
Numbers above are illustrative. Every home is different — your offer is based on real local comps and actual repair estimates.
Compare Your Options
Every situation is different — but here's how our process stacks up.
| Factor | Canyon Creek Cash Offer | Agent MLS Listing | FSBO For Sale By Owner |
|---|---|---|---|
| Time to Close | 7–14 days | 30–90 days | 45–90 days |
| Repairs Required | ✅ None | ❌ Usually yes | ❌ Usually yes |
| Agent Commission | ✅ $0 | ❌ 5–6% | ✅ $0 |
| Showings / Open Houses | ✅ None | ❌ Many | ❌ Many |
| Financing Contingency Risk | ✅ No risk | ❌ Common issue | ❌ Common issue |
| Closing Cost Paid By | ✅ Us | ❌ Seller | ❌ Negotiable |
| Certainty of Sale | ✅ Guaranteed | ❌ Can fall through | ❌ Uncertain |
Common Questions
We make honest offers based on real market data in Billings and Yellowstone County. Our offers are lower than full retail because we're covering repairs, carrying costs, and resale risk — but there are no fees, commissions, or surprises. Many sellers find they net more than listing with an agent after all costs are factored in.
Absolutely not. We buy homes in any condition — fire damage, water damage, code violations, structural issues, and more. You sell the property exactly as it sits.
We can close in as few as 7 business days once a contract is signed, depending on the title company's schedule. We work with a local Billings title company that moves quickly for cash transactions.
No. We are direct cash buyers, not real estate agents. This means there are no agent commissions charged — not to you, and not through the deal. We buy the home directly.
This is one of the most common situations we help with. If you're in pre-foreclosure, we can often close quickly enough to stop the process and let you walk away with equity rather than losing everything. Call us immediately — time is critical in foreclosure situations.
Never. There is zero obligation at any point. If our offer doesn't work for you, you're free to walk away with no strings attached. We'd rather you make the right decision than feel pressured.
Ready to Start?
It starts with a 2-minute form. We'll call you back within 24 hours with a real number and zero pressure.
No repairs. No fees. Close on your schedule.
100% free & confidential. No obligation.