Sell Your House Fast in Richmond, KY. Repairs, Tenants or Inherited.Written Cash Offer.
Richmond sellers own everything from older brick buildings around the courthouse square to houses a short drive from Eastern Kentucky University. Send the address and we will make 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 Kentucky attorney or title company
Prefer to talk first? Call us at (833) 330-1625
Got a house in Richmond or elsewhere in Madison County? Enter the address.
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 Richmond, Kentucky, for cash, in whatever condition they are in. Send the address and a few details, and we make a written offer within one business day. Most sales close in 21 to 42 days, or later if you need more time. Eagle pays the closing costs except your share of any transfer tax. Your mortgage payoff, back taxes and any other debts are paid from your proceeds, as in any sale. We buy mobile homes only when the seller owns the land.
What People Say About Working With Us
My husband and I called Eagle Cash Buyers because our house was on the market for almost a year with no bites. We had moved out of our home and to a different state. We called them, it was very simple. We gave them the information on our home and they made an offer that we could not refuse. They took all my calls and questions, and I had a lot. They answered every call the first time I called. They were knowledgeable and helpful and it was such a pleasure and a blessing that we had a great experience. All the other cash home buyers we had called, one low balled us and they were not straight forward. Also our home was very nice, it had a brand new roof and water heater and heater and the attic was freshly insulated. So your home does not need to be trash for you to sell to them.
Excellent, amazing group, JP is first class. I would recommend Eagle cash buyers anytime.
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.
I had a great experience and they are wonderful to work with. Very understanding with my goals.
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, Kentucky 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.
- Closings handled through a Kentucky attorney or title company. Settlement happens the way any Kentucky sale does, with a recorded deed.
- No obligation. An offer is an offer. Turn it down and nothing happens.
Richmond Homeowners We Help
Richmond sellers come to us with very different houses and reasons. Some own a rental near the university, some have inherited a house they live far from, and some just want a clean date to move on.
A House That Needs Repairs
Old roof, dated kitchen, a foundation question or a deferred list that keeps growing. Repairs can still lead to an offer, because the price allows for the work needed. You can skip hiring contractors and staging rooms. Mobile homes are the exception unless you own the land.
A Rental With Tenants in Place
You do not need to wait for a lease to end or ask anyone to move out. We buy houses with tenants in them. How the lease is handled depends on the lease terms, and it generally passes to the buyer at closing.
Related guide: Selling a Rental Property With Tenants
An Inherited House
If the house came to you from a family member, you may be sorting out paperwork from a distance. Tell us where things stand. A title company or an attorney confirms who has the authority to sign, and we work around that timing.
Related guide: How to Sell an Inherited House
A House Behind on Payments
Missed payments or a past-due notice make every week feel shorter. Send us the address and the situation. We can look at whether an offer would cover what is owed, and the closing date is set with you.
A Move With a Deadline
A new job, a family change or a house you cannot carry two of. Most of our sales close in 21 to 42 days, and you pick the date. If you need longer, say so and we will plan around it.
A Property You Do Not Want to Manage
Vacant houses and out-of-town properties still cost money in taxes, insurance and upkeep. We buy without public showings or open houses, and you can handle most of the paperwork from wherever you are.
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 Richmond are right to ask about the net rather than the headline offer price. On a typical listing, agent commission, closing costs, the Kentucky Transfer Tax 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 $301,400 sale is about $15,100 to $18,100 | 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 |
| Kentucky Transfer Tax | 0.1% of value, placed on the seller by statute. 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 Richmond, with no agent commission and the closing costs covered, apart from your share of any transfer tax.
See What We'd PayA Real Call About a House
One caller, asking about a family member's house, was calling around to several fast-cash buyers to see who would offer the most. Our acquisition manager walked the caller through how an offer is worked out, starting from market value and subtracting repair costs, resale costs and a margin. We think comparing offers is a good idea, and the caller planned to have a real estate agent check the math.
We are not saying this was a Kentucky homeowner, and we have removed anything that could identify the person.
Three Steps, From First Call to Closing
Sellers ask whether a cash sale is complicated. Usually it is not: we work with Kentucky attorneys and title companies who coordinate the paperwork, and you sign in person or remotely, as the closing attorney or title company 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 Richmond, 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 Kentucky page sets out what a listing costs.
Pick Your Closing Date and Get Paid
Once you accept, we open title with the closing attorney or title company, who handles the title search, the loan payoff and the closing paperwork. The Kentucky Transfer Tax 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.
Richmond Housing Market - What the Numbers Say
Zillow's Home Value Index put the typical Richmond home at $301,400 in August 2026, 1.4% higher than a year earlier.
A typical-value figure reflects mid-priced homes across the whole city, not the condition of any one house. A house that needs work, or sits on a different street, can sell for more or less than that number.
A cash offer starts from what the house is worth and subtracts the repairs a buyer would take on, the costs of reselling it and a margin. That is why an offer from us usually lands below what a fully renovated house might fetch on the open market. If you are choosing between a listing and a cash sale, ask a local agent what your house would list for and compare.
Source: Zillow Home Value Index, August 2026. The figures describe Richmond as a whole and do not set the value of any one house.
How to Check Out Any Cash Buyer in Richmond
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 Richmond and Madison County
We buy across Richmond and throughout Madison County, from downtown around the courthouse square to the neighborhoods off Interstate 75. We do not buy mobile homes on rented lots or in parks.
Neighborhoods and areas in Richmond
Downtown Richmond Historic District
The Downtown Richmond Historic District was listed on the National Register of Historic Places on September 30, 1976, and covers 15.5 acres around Main Street and Courthouse Square. Wikipedia describes 60 contributing buildings, including the Madison County Courthouse and the four-story Glyndon Hotel, built in 1891. If you own a building here, tell us whether it is a house, a rental or a mixed-use property, because that shapes what an offer looks like.
Neighborhood details are drawn from public sources, including en.wikipedia.org. Conditions vary from house to house.
Main ZIP code: 40475
We also buy in nearby communities
Ready to Sell Your Richmond Home - Without the Commission or the Repairs?
We buy as-is for cash in Richmond and across Madison 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 through a Kentucky attorney or title company.
We buy houses in Richmond, KY and throughout Madison 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.
Richmond and Madison County Seller Questions
Questions Worth Asking First, From Courthouse Square to the Campus Area
Offers, repairs, tenants near campus, mobile homes, liens and probate, answered briefly.
How do you work out my cash offer for a Richmond house?
We start from what similar houses are worth, subtract the repairs a buyer would take on and the cost of reselling, and keep a margin so the deal works for us. It is a cash offer, not a market-value listing price, and we are glad to explain how we reached the number.
How fast does the offer come, and how long until I get paid?
We make a written offer within one business day of getting your details. Most sales close in 21 to 42 days. If you need more time, we can plan around the date you pick.
Do I need to repair or clean the house first?
No. We buy houses as they are, including ones with deferred repairs, old systems or belongings still inside. The offer takes the condition into account, so there is no repair list for you to finish before closing.
Can you buy my rental near Eastern Kentucky University with tenants still there?
Yes. We buy rentals with tenants in place, and you do not have to wait for a lease to end. What happens to the lease depends on its terms, and it generally passes to the buyer at closing.
Do you buy mobile homes in Richmond?
Yes, when the seller owns the land under the home. We do not buy a mobile home that sits in a park or on a rented lot. If you own both the home and the land in or around Richmond, send the address and we will take a look.
Can I sell a house I inherited from a relative?
Often, yes, once the right person has the authority to sell. A title company or an attorney confirms who that is, and we explain what we will need from you.
Do I have to go through probate before I can sell an inherited house in Richmond?
It depends on how title was held and Kentucky 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 Kentucky 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.
Can I sell my Richmond 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.
Can selling my Richmond 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 Kentucky, a foreclosure generally goes through the court. We cannot promise to stop or postpone a foreclosure; that depends on the lender or servicer, the court, the timing and whether the transaction closes. Contact us as early as possible and bring every notice you have so we can tell you whether our expected timeline appears workable. A HUD-approved housing counselor or an attorney licensed in Kentucky can explain your legal options and deadlines. Our Kentucky page explains how the foreclosure process generally works in the state.
Do I still have to make disclosures if I sell my Richmond 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. A real estate attorney licensed in Kentucky can confirm which disclosures apply.
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.
Who pays closing costs when I sell my Richmond 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 Richmond: 0.1% of value, placed on the seller by statute, subject to the purchase agreement.
Who handles the closing in Kentucky, and do I need my own attorney?
A Kentucky title company or closing attorney usually handles the paperwork. It runs the title search, holds the funds and records the deed. You can have your own attorney review the contract if you want one, and we are fine with that.
Do you buy houses outside the city limits in Madison County?
Often, yes. Send the address and we will tell you. Not every property qualifies, and we do not buy mobile homes on rented land, but we are glad to look at houses in and around Richmond.
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.
