Providence & Greater Providence, RI
Sell your vacant housefor cash, as-is
Empty houses cost money every month — taxes, insurance, city inspections, vandalism, snow and lawn violations. We buy vacant and boarded-up houses anywhere in Providence, Cranston, Pawtucket, Johnston and North Providence exactly as they sit.
- ✓Same-day cash offer
- ✓Violations & liens welcome
- ✓We handle the cleanout
- ✓You pick the closing date
Get your cash offer
Free, no obligation. We text back in minutes and call you the same hour.
Vacant, boarded up, or condemned — we've bought it before
A vacant house in Providence rarely sells well on the MLS. Buyers using bank financing need working utilities, a sound roof and no open code violations, so listings sit, price drops pile up, and the city keeps issuing tickets while the house waits.
We buy with our own funds, so none of that matters. No appraisal, no inspection contingency, no lender walkthrough. We look at the address, the neighborhood and what it will take to make the property livable again, then give you one straightforward number.
If there are back taxes, water and sewer balances, city liens or a probate issue tied to the property, tell us up front. Those are normal on vacant houses and we work them out through the title company at closing rather than walking away.
We buy it even with
- ✓Boarded windows or open code violations
- ✓Fire, flood or frozen-pipe damage
- ✓Hoarder contents left behind
- ✓Back taxes, water bills or city liens
- ✓Squatters or holdover tenants
- ✓No heat, power or water service
- ✓Failed septic or missing furnace
What we put in writing
Selling to a cash buyer should be boring and predictable. These are the terms every seller gets from us — ask us to hold to any of them.
We answer right away
Send the address and you get a text back immediately, a live person the same hour, and a written cash offer the same day — not a range, not a lowball teaser you never see again.
We pay the closing costs
No agent commissions, no listing fees, no repair credits. The number we quote is the number on your settlement statement.
No showings, no cleanouts
Leave what you don't want. We buy as-is, contents included, and handle the cleanout after closing.
You choose the closing date
As fast as 7–14 days with our own funds, or months out if you need time to relocate or settle an estate.
Local buyers, one point of contact
Tim and Cheryl Casserly have been buying, building and renovating RI and MA properties since 2002. You talk to the people who write the offer and show up at closing.
Walk away any time
Our offers are free and non-binding until you sign. No obligation, no pressure, no follow-up hounding.
See us in the neighborhood
We post the properties we buy and walkthroughs of real problem houses. Take a look before you call.
Questions sellers ask
- Do I need to clean the house out first?
- No. Leave the furniture, the clothes, the tools in the basement — anything you don't want. We clear it after closing at our cost.
- The city has open violations. Is that a deal breaker?
- No. Open violations, condemnation placards and minimum-housing orders are routine for us. We take them on as the new owner.
- How fast can this close?
- Usually 7–14 days once title is clear. If the property is in probate or has liens to resolve, it takes longer, and we'll tell you honestly what to expect.
- What does it cost me?
- Nothing. No commissions, no listing fees, no repairs, and we cover the standard closing costs.
Ready for your number?
Call or text 401-636-2878, or send the address and we'll text you right back — usually within minutes.
← Everything we buy in RI & MA