Frequently asked questions
Straight answers about selling your house for cash to ARB Cash Homes. Don’t see your question? Call (856) 449-0718 or email andrew@arbcashhomes.com.
Offers and process
How do you calculate your cash offer?
We start with what similar homes nearby have sold for after updates, subtract the cost of repairs, and account for our holding, resale, and closing costs. We share the reasoning so you can judge it yourself.
Will a cash offer be less than listing with an agent?
Often, yes — the trade-off is speed, certainty, and no repairs, fees, or showings. If your house would clearly net more on the open market, we’ll tell you, and ARB Real Estate can help you list it.
How quickly will I get an offer?
Usually within 24–48 hours after we review the property.
Is there any obligation?
No. Offers are free and you’re under no pressure to accept.
Do you need to see the house?
We usually do one short walkthrough so our offer is accurate and doesn’t change later.
Are you a real estate agent or a buyer?
ARB Cash Homes buys houses directly. We’re the cash-offer brand of ARB Real Estate, a licensed NJ and PA brokerage, so we can also explain your listing options.
Costs and closing
Are there fees or commissions?
No commissions and no fees from us. We typically pay the normal closing costs.
How fast can you close?
Often in 7–14 days once title is clear. Estates or title issues can take longer.
Can I choose a later closing date?
Yes. You pick the date that works for your move.
Who handles the closing?
A licensed local title company. They handle the paperwork, pay off any mortgage or liens, and send your proceeds.
What if I still owe on my mortgage?
That’s common. The loan is paid off at closing from the sale price, and you receive the remainder.
What do I need to leave behind or clean out?
Nothing. Take what you want and leave the rest.
Property situations
Do you buy houses that need major repairs?
Yes — fire or water damage, foundation or roof problems, code violations, or homes that simply haven’t been updated.
Can I sell an inherited house or one in probate?
Yes. We work with executors and estate attorneys and can wait for the court process to finish.
I’m behind on payments or facing foreclosure. Can you help?
Often, if there’s enough time before the sale date. Contact us early — a quick sale may protect your equity and credit. We also recommend speaking with a housing counselor or attorney.
Do you buy rentals with tenants?
Yes. We can buy with tenants in place, and we follow NJ and PA tenant laws.
We’re going through a divorce. How does that work?
Both owners sign, and the proceeds are split per your agreement at closing. We keep it simple and neutral.
What types of property do you buy?
Single-family homes, rowhomes, twins, condos, townhomes, and small multifamily in our NJ and PA service area.
Where do you buy?
New Jersey: Camden, Gloucester, Burlington, Atlantic, Cape May, and Cumberland counties. Pennsylvania: Philadelphia, Delaware, Montgomery, and Bucks counties.
