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Call (726) 207-3130For your security, enter the ZIP code of your property to view your personalized Subject-To offer.
Choose the option that works best for your situation
Maximum value ⢠We take over mortgage
Net to you â no additional fees
Quick closing ⢠Simple transaction
Cash Offer Range
Net to you â no additional fees
Final amount based on inspection
Cash offers close fast (7-14 days) but typically net less because we account for repairs, holding costs, and resale risk.
Compare selling to IPM vs. listing on the open market
Cash in your pocket
Subject-To Cash to You
$0
This is YOUR net â no fees deducted
Typical seller costs
You'll Pay Approximately
~10% of Sale Price
In fees & closing costs
When you list traditionally, these costs come out of your sale price:
Buyer's agent + seller's agent split
Title insurance, escrow fees, recording
State & local transfer taxes
Buyer-requested repairs, seller credits
On a $300K home, that's $24,000 - $36,000 in costs you'd pay.
3-5 Mo
Time Saved
Zero
Showings or Staging
100%
Closing Certainty
Skip the fees, skip the wait, skip the uncertainty. Get your cash in 7-21 days.
Pick a time that works for you. Takes about 15-20 minutes.
Prefer to talk now?
(726) 207-3130Available 7 Days a Week
8 AM - 8 PM Central
Local San Antonio Team
We know your neighborhood
Fast Response
We call back within 15 minutes
We'll see you on at
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Subject-To is a proven real estate strategy where we purchase your home and take over your existing mortgage payments. The loan stays in your name temporarily while we renovate and resell the propertyâtypically within 3-4 months.
Here's why it pays you more: Because we use your existing low-interest loan instead of expensive investor financing (10-12% rates), we save thousands in costsâand pass those savings directly to you as extra cash at closing.
Your mortgage payments are legally protected through the title company at closing. Here's exactly how it works:
You can verify payments are being made anytime by logging into your mortgage account. We have a perfect track record of on-time payments.
Typically 3-4 months. Our business model is to renovate and resell properties quickly. When the property sells to a new buyer with their own financing, your original mortgage is paid off in full and released from your name.
We provide regular updates throughout the process, and you can always check your mortgage account to see when the final payoff posts. Many sellers tell us the peace of mind of knowing exactly when they'll be free of the mortgage is worth as much as the extra cash.
Subject-To is ideal if you want the MOST CASH POSSIBLE at closing and:
Bottom line: If getting the maximum amount of money matters to you, Subject-To typically nets you $15,000-$40,000+ MORE than a traditional cash offer because we use your existing low-rate mortgage instead of expensive investor financing.
Cash may be better if: You want the mortgage completely paid off at closing (even if it means less cash) or have 40%+ equity and no time pressure.
Your credit is protectedâor improved. Since we make all mortgage payments on time through the escrowed auto-pay system, your payment history continues to show "paid as agreed."
If you're currently behind on payments, Subject-To actually helps your credit by bringing the loan current and preventing foreclosure from appearing on your record. When the mortgage pays off in 3-4 months, you'll see the account close in good standing.
Yes, 100% legal and used by professional investors nationwide. Subject-To has been a standard real estate acquisition strategy for decades. The transaction goes through a licensed title company with full title insurance, just like any traditional home sale.
We recommend having a real estate attorney review the documents if you'd like extra peace of mindâwe're happy to provide referrals. Transparency is important to us, and we'll walk you through every document before you sign anything.
This is not a final HUD-1 settlement statement. Final numbers will be confirmed by title company at closing. Offer subject to property inspection and verification of mortgage balance. Subject-To financing involves us taking over mortgage payments while the loan remains in your name until payoff.