Sell Your House Fast in Ferndale, MI. Older House or Rental With Tenants.
Ferndale's first plat was laid out at Woodward and Nine Mile in 1910, and many of its houses have decades of history. Tell us about yours and we will send a written cash offer within one business day.
- ✓ Cash offer within one business day
- ✓ Your closing date, your choice
- ✓ No agent commission to you
- ✓ We buy as-is
- ✓ Closing through a Michigan title company
Prefer to talk first? Call us at (833) 330-1625
Got a Ferndale house to sell? Give us the street address first.
Written offer within one business day. No obligation.
Your information is kept private and never sold to third parties.
Eagle Cash Buyers buys houses in Ferndale, Michigan, for cash, in whatever condition they are in. Send us the address and a few details, and we will make a written offer within one business day. Most sales close in 21 to 42 days, or later if you need more time. We buy mobile homes only when the seller owns the land.
What People Say About Working With Us
Cannot recommend Mr. Oren and his team enough if you have a property or home that you are looking to sell fast. The professionalism and transparency they show is not comparable to other cash home buyers. From the point of initial contact all the way to closing day, the team at Eagle Cash Buyers kept their word with consistent updates throughout the process. Thank you for the integrity you have shown during this time of distress. Highly recommended.
After talking with several other cash buyers and real estate agents I talked with Alex and he really worked with me and got me the best deal. Down to earth and straight with facts.
Eagle Cash Buyers were the best company that I have worked with. The process took about 6 weeks and was closed. Everything was upfront and I was told what was being done every step of the way. This company is highly recommended.
Eagle Cash Buyers helped me to stop a foreclosure. My home was 2 days away from an auction. For a company who invests in buying homes for profit they helped my family keep mine. So grateful.
4.5 from 40 reviews on Google · more reviews · read them all on Google
Hear It From Sellers
Sellers we bought from, in their own words. Under a minute and a half.
Who You Are Dealing With
- 43 states, Michigan among them. We are not a one-county operator and not a lead broker who sells your details on.
- 4.5 stars across 40 Google reviews. Not all of them are five stars. You can read them yourself before you call.
- A named company with a named founder. Who we are, and Oren Sofrin, who founded and runs it.
- A Michigan title company handles the closing. Settlement happens the way any Michigan sale does, with a recorded deed.
- No obligation. An offer is an offer. Turn it down and nothing happens.
Ferndale Homeowners We Help
Ferndale sellers come to us with very different houses and reasons. A few of the situations we hear about most often are below.
An Older House That Needs Work
The Ferndale Historical Society's chronology dates the city's first plat to 1910, and Woodward Heights to 1913. Houses from the early decades can carry old wiring, plumbing or roofs. You do not have to repair or clean anything before you ask for an offer; we look at the house as it stands.
A Rental With Tenants in Place
If you own a rental in Ferndale and are tired of managing it, you can sell it with the tenants still living there. The lease generally passes to the buyer at closing, though what happens next depends on the lease terms. Tell us the rent and lease end date and we will take it from there.
Related guide: Selling a Rental Property With Tenants
An Inherited House
Inheriting a Ferndale house can mean a property you do not want, live far from, or cannot afford to keep up. We can talk through what we need from you to make an offer. A Michigan attorney or the title company can confirm the paperwork for your situation.
Related guide: How to Sell an Inherited House
Behind on Payments or Taxes
Falling behind on the mortgage or on property taxes is stressful, and selling can be one way to deal with it. We will tell you what we can offer, and if the sale price covers what is owed, the mortgage and back taxes are generally paid from the sale proceeds at closing; if it does not, the lender would need to agree to the shortfall. The state page explains the Michigan basics, and an attorney can advise on your own case.
Moving Soon or Already Gone
Relocating for work or family does not leave much room for repairs and showings. If you are out of town, much of the process can be done by phone, email and electronic signature. You pick the closing date within our usual window, and we can allow more time if you need it.
A Vacant or Damaged House
A house that has sat empty, or has fire, water or storm damage, can be hard to sell the usual way because buyers who use a loan may need it to meet lender standards. We buy houses in a range of conditions and make the offer on the house as it is today.
Related guide: Selling a Vacant House for Cash
Tell us about the property and you will hear back within one business day. Send it on a weekend and that means the next business day. There is no pressure either way.
Get My Cash OfferWhat the Numbers Actually Look Like - Cash Sale vs. Listing vs. Instant-Offer Programs
Sellers in Ferndale are right to ask about the net rather than the headline offer price. On a typical listing, agent commission, closing costs, the Michigan Transfer Taxes and repairs can all come out before you see a dollar. Here is how the three paths compare.
| Cost or Factor | Eagle Cash Buyers (Cash Sale) | Traditional Listing (Agent) | Instant-Offer Program (iBuyer) |
|---|---|---|---|
| Agent Commission | None - $0 | Negotiable, not fixed. For illustration only, a typical 5% to 6% commission on a $250,500 sale is about $12,500 to $15,000 | Usually none, though a service fee often applies |
| Repairs Before Sale | None - we buy as-is | Often paid by you before listing, or given back in price, and buyers' inspections often ask for more | Often deductions for repairs after the inspection |
| Michigan Transfer Taxes | State and county transfer tax of about 0.86% combined; customarily the seller's. Your share is paid from your proceeds, as set out in the purchase agreement and shown on your settlement statement | The same tax applies | The same tax applies |
| Seller Closing Costs | We pay the closing costs, except your share of any transfer tax. Your mortgage payoff, any liens and prorated property taxes are paid from the sale proceeds. | Title, recording and closing fees, plus prorations; amounts vary by contract | A service fee set by each platform |
| Days to Close | Most close in 21 to 42 days, or later if you need more time; you pick the date | Weeks on the market, then weeks more to close, and a financed buyer's loan can still fall through | Set by each platform, and instant-offer programs buy only in some areas |
| Showings and Inspections | No public showings. Walkthroughs and any reinspection are as set out in the agreement | Multiple showings, buyer inspection, possible renegotiation after inspection | Usually a company inspection, often with repair deductions |
| Financing Contingency Risk | No buyer mortgage contingency. Other contract terms still apply | Buyer financing can fall through weeks into the process | Low risk, but platform rules apply |
| Condition Required | We buy as-is - no updates needed | Buyers and agents expect move-in or near-move-in condition for top dollar | Varies - iBuyers often exclude significant distress |
Your actual net depends on your loan payoff, prorations and contract terms. We walk through it with you before you sign anything. Instant-offer terms vary by company and change often.
Skip the listing process. Close on your schedule, in Ferndale, with no agent commission and the closing costs covered, apart from your share of any transfer tax.
See What We'd PayAn Example From a Real Call
One caller, selling a house for her family, was phoning several cash buyers to see who would offer the most. Our acquisition manager walked her through how our offer was figured and why it landed where it did, rather than asking her to take it on faith. She planned to have a real estate agent she knew check the math. We think comparing offers is a good idea.
Three Steps, From First Call to Closing
Sellers ask whether a cash sale is complicated. Usually it is not: we work with established Michigan closing agents who coordinate the paperwork, and you sign in person or remotely, as the closing agent arranges. Here is how it runs.
Tell Us About Your Property
Call us at (833) 330-1625 or fill out the form on this page. We ask a few basic questions: the address, the condition and your situation. No obligation, no hard pitch. Tell us what you know about the roof, plumbing, foundation and any past damage. See how our closing process works, start to finish.
Receive Your Cash Offer Within One Business Day
We look at the property, recent comparable sales in Ferndale, and the repair costs, which we take off the price rather than asking you to do the work. You get a written cash offer with no agent commission. It shows the price, the contingencies and your estimated net before you sign. To weigh it against a traditional sale, our Michigan page sets out what a listing costs.
Pick Your Closing Date and Get Paid
Once you accept, we open title or escrow with the closing agent, who handles the title search, the loan payoff and the closing paperwork. The Michigan Transfer Taxes and every other cost are shown on your settlement statement before closing. Most sales close in 21 to 42 days, depending on when the title work clears, or later if you need more time; you pick the date. Anything that could change the price after we agree is written into the agreement, so you can see it before you sign.
Ferndale Housing Market - What the Numbers Say
Zillow's Home Value Index put the typical Ferndale home at $250,500 in August 2026, 1.5% lower than a year earlier.
A typical-value figure reflects mid-priced homes across the whole city, not the condition of any one house. Your own house may sit above or below it depending on size, updates and repairs.
A cash offer is built differently from a listing price. We start from what the house could sell for once any needed work is done, then account for that work and our costs of reselling it. Comparing our offer with an agent's opinion of value is a sensible step, and we encourage it.
Source: Zillow Home Value Index, August 2026. The figures describe Ferndale as a whole and do not set the value of any one house.
How to Check Out Any Cash Buyer in Ferndale
These questions apply to us too. Any buyer should answer them plainly.
- Ask for proof of funds. A real buyer can show a bank letter or statement quickly. Ask us the same question. If we assign the contract, ask the closing buyer for theirs too.
- Ask whether they intend to assign the contract. Our answer: Eagle may purchase the property itself or, if the purchase agreement permits, assign its contractual rights to another investor or purchasing entity. Any assignment right is stated in the agreement before you sign. Assignment itself is not the problem. What matters is whether the right to assign is disclosed, whether the buyer stays accountable under the agreement, and whether the closing structure and deadlines are clear before you sign. Ask any buyer to put those terms in writing.
- Never pay anything up front. No application fee, no inspection fee, no processing fee. If money is moving from you to the buyer before closing, stop.
- Look the company up. Search the buyer's name in the business registry of the state where it was formed, and check that it is active. Eagle Cash Buyers, LLC is registered in Ohio.
- Get the whole offer in writing before you sign, including who pays closing costs and what happens if the buyer walks.
Where We Buy Houses in Ferndale and Oakland County
We buy houses across Ferndale and throughout Oakland County, from the blocks around Woodward and Nine Mile to the rest of the city, subject to the mobile-home exception noted on this page.
Neighborhoods and areas in Ferndale
Downtown Ferndale
Downtown Ferndale is centered on West Nine Mile Road near Woodward Avenue. According to Wikipedia, the city narrowed West Nine Mile and added on-street parking around 1997 to make the area more pedestrian-friendly. The Ferndale Historical Society says the city's first plat was laid out at the southwest corner of Woodward and Nine Mile. For a seller, location near the commercial core is one of the things we weigh alongside the house's condition, and we consider houses here and across the rest of Ferndale, subject to our mobile-home exception.
Woodward Heights
Woodward Heights is the subdivision north of Woodward Avenue in the northeast and northwest Nine Mile areas. The Ferndale Historical Society's chronology describes it as one of the largest in the city and dates it to 1913. Houses here were built over many years, so telling us the year yours was built and what has been updated helps us value it accurately.
Neighborhood details are drawn from public sources, including en.wikipedia.org and ferndalehistoricalsociety.org. Conditions vary from house to house.
Main ZIP code: 48220
We also buy in nearby communities
Ready to Sell Your Ferndale Home - Without the Commission or the Repairs?
We buy as-is for cash in Ferndale and across Oakland County, so there is nothing to fix or clean up first. There are no repairs to schedule, no agent commission and no buyer mortgage contingency. You get a written offer within one business day and a closing date you choose, handled by a Michigan closing agent.
We buy houses in Ferndale, MI and throughout Oakland County. Cash offer within one business day. Most sales close in 21 to 42 days, or later if you need more time. No obligation to accept.
Ferndale and Oakland County Seller Questions
Ferndale Sellers Ask: Before You Say Yes to a Cash Offer
Older homes, tenants, mobile homes, liens, probate and closing costs, in short answers.
Do you buy older Ferndale houses that need repairs?
Yes. We buy houses in a range of conditions and make the offer on the house as it stands, so you do not need to repair, clean out or stage anything first. Tell us what you know about the roof, systems and any damage, and we will factor it in.
How do you decide what to offer on a Ferndale house?
We look at what comparable houses sell for, what work the house needs, and what it costs us to carry and resell it. That is why a cash offer is usually lower than a retail listing price. We are happy to explain how we reached the number, and you are welcome to compare it with other offers.
How fast can a sale close?
We send a written offer within one business day of getting your details. Most sales close in 21 to 42 days, and we can close later if you need more time. The date depends on the title work and on what works for you.
Who pays closing costs when I sell my Ferndale house to you?
We pay the closing costs on a sale to us, except your share of any transfer tax, and the purchase agreement sets this out. Eagle does not charge you an agent commission on a direct sale to us. Your mortgage payoff and any liens, delinquent taxes, HOA or association balances, agreed prorations and other seller obligations are deducted from your proceeds when applicable. The closing professional provides a settlement statement showing the charges and credits before closing. Transfer, deed, conveyance or similar taxes vary by state and locality. For a sale in Ferndale: state and county transfer tax of about 0.86% combined; customarily the seller's, subject to the purchase agreement.
Can I sell my Ferndale house with a lien or back taxes on it?
Often, yes. Delinquent property taxes and many recorded liens can be paid from the sale proceeds at closing, provided there is enough equity and the required payoff or release can be obtained. The title search or other closing review will identify items that must be paid, released or otherwise resolved. A disputed lien, an unavailable payoff or debts exceeding the available proceeds can delay or prevent closing unless the issue is resolved or the creditor agrees to another arrangement. Tell us what you know upfront so the closing professional can investigate it early.
Do I have to go through probate before I can sell an inherited house in Ferndale?
It depends on how title was held and Michigan law. Property held in the deceased owner's name alone may require probate or another estate procedure before anyone has authority to sign a deed. Property held in a trust or with survivorship rights may pass outside probate. A probate or estate attorney licensed in Michigan should confirm who has authority and which procedure applies. We can evaluate the property and make an offer while that is being established, but we cannot close until someone has legal authority to sign.
Do I still have to make disclosures if I sell my Ferndale house as-is?
Selling a property as-is does not automatically eliminate disclosure obligations under applicable federal, state or local law. Tell us what you know about the roof, plumbing, electrical system, foundation, environmental conditions and any past damage or repairs so we can evaluate the property accurately and address known issues in writing before you sign. Michigan sellers commonly complete a Seller Disclosure Statement, which may apply to your sale. A real estate attorney licensed in Michigan can confirm which disclosures apply.
Can selling my Ferndale house to you stop a foreclosure?
A sale may help avoid a foreclosure sale if it closes in time and the proceeds are enough to satisfy the required payoff, or if the lender gives written approval to accept less. In Michigan, a foreclosure generally proceeds by notice and sale (foreclosure by advertisement) rather than through a court case. We cannot promise to stop or postpone a foreclosure; that depends on the lender or servicer, the sale process, the timing and whether the transaction closes. Contact us as early as possible and bring every notice you have so we can usually tell you whether our expected timeline appears workable. A HUD-approved housing counselor or an attorney licensed in Michigan can explain your legal options and deadlines. Our Michigan page explains how the foreclosure process generally works in the state.
Will Eagle Cash Buyers buy my house itself, or assign the contract?
Eagle may purchase the property itself or, if the purchase agreement permits, assign its contractual rights to another investor or purchasing entity. Any assignment right is stated in the agreement before you sign. The agreement also states the price, closing date or timeline, contingencies and other material terms. The closing is handled by the title company, escrow holder, settlement agent or closing attorney used for the transaction.
Do you buy Ferndale houses that have tenants?
Yes. You do not need to wait for a lease to end or ask anyone to move out first. The lease generally passes to the buyer at closing, and what that means for the tenant depends on the lease terms. Send us the rent amount and lease dates when you ask for an offer.
Do you buy mobile homes in Ferndale?
Yes, when you own the land the home sits on. We do not buy a mobile home in a park or on a rented lot. If you own both the home and the lot, tell us and we will take a look.
Do you buy in every part of Ferndale?
Yes, we consider houses in every part of Ferndale, though the mobile-home exception above still applies and not every property qualifies.
Can I sell from out of town?
Often, yes. Most of the steps can be handled by phone, email and electronic signature, with a title company completing the closing. Tell us where you are and we will explain what we would need from you.
Eagle Cash Buyers is not a law firm, title company or tax advisor. This information is general and is not legal, title or tax advice. Laws, procedures and transaction costs vary by state and locality, and the purchase agreement and closing documents control each transaction.
