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How Do I Sell My House In Kansas City Fast For Cash?

We Offer Cash For Your KC House Fast. Here’s How We Do It…

We don’t like to complicate things, and especially by having you deal with countless other people (i.e. banks, agents, inspectors, etc.). Our home buying process involves just us, and since we pay cash we make selling your house…

as EASY as

~ Don’t Worry, You Are In Good Hands!

Cash For Your House. Here’s How

Sell Your House The Easy Way.

Hello there and thank you for stopping by. This process might seem confusing or complicated. We want to share with you that it is as easy as 1, 2, 3. Very simple and we do all of the heavy lifting for you. Below you will find the three high-level steps of the process that we use. Later, we share some more detail for each of these steps. It looks like it is more involved when written out this way, but we assure you that it is simple, straight-forward, and easy for you to get your free and no-obligation cash offer for your house. If you would rather talk to a live person, please feel free to call us at (913) 359-7370 and one of our team members will be happy to help you.

Send Us Some Info

Just fill in the form below, and you’re all set! We’ll get the process started.

We’ll Get In Touch

We’ll call you and make an appointment. Virtual walk-throughs are available.

Get Your Cash

If you like our offer, simply set a closing date and get your cash at closing.

Details For The Three Step Process

Get Your Free Offer TODAY!

Just Fill In This Form To Get Your No-Obligation All Cash Offer Started!
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We Will Follow Up With You To Schedule An In-Person Visit

We will work with you to schedule a time for us to come on-site for our in-person visit to your house. This will allow us to learn more about the property, its current condition, etc. The visit usually takes between 30-60 minutes and we are flexible in scheduling.

There are times when we may need to come back for a second visit, and this is usually when there is something like foundation issues or other major issues discovered during the visit. We might bring our contractor and possibly our agent to the in-person visit. This helps us make sure that we are accurate and fair in our repair estimating. It also helps us make sure that we can give you the highest and best offer that we can.

While on-site, we will answer any questions or concerns that you have and talk about what is next in the process.

Schedule Closing And Get Your Cash

After you have reviewed the offer that we share with you, it is time to make a decision. If the offer is agreeable to you, then we can complete the sales agreement to buy your house. As a reminder, along with our cash offer we cover all of the closing costs for you. You pay no fees!

Once the agreement is signed, we will send it over to the title company where they will begin the escrow and closing process. We will coordinate with you to schedule a closing time that works for you. We can often close within 10-14 days.

That’s it! The process is complete and you have sold your house for cash. Fast, easy, and transparent!

Facebook 5 Star Ratings

“In our search for the right team to help us, we found Two Hands Homes to be professional, thoroughly trained, and experienced. What really impressed us was the time they took to speak with us, and make our family feel like their family. We couldn’t be happier with our experience with Two Hands Homes. They’re your team for your real estate solution.”

Jesse Marshall Jesse Marshall

Get Your Free Offer TODAY!

Just Fill In This Form To Get Your No-Obligation All Cash Offer Started!
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Told You… Easy As

This helps me understand the steps involved…however, I want to know more.

We encourage everyone to get educated about how the process works, what the steps are in the process, etc. This helps reduce confusion, brings comfort in knowing what to expect and how it is going to work, and allows you to focus on getting any remaining questions asked that you have. This approach to selling your home fast for cash in Kansas City will serve you well and help you understand what your best options are.

The rest of this page is dedicated to a fully detailed explanation of how our entire house buying process works from the beginning to the end. It has case studies and other examples to help break it down further. This truly is how the sausage is made without any fillers. We highly encourage you to read through this entire page as this will make you an expert on this topic and help you have the confidence in knowing what it looks like to work with us.

Cash For Your House. The Details…

So You Want To Sell Your House Fast For Cash!

… And You Want A Fantastic Offer!

“We Buy Houses” companies will often try to give you the lowest possible offer. This doesn’t make any sense to us. We spend time and effort doing your home analysis so we can get you cash for your home in KC and the other areas that we serve in Kansas and Missouri. We spend time and money driving to properties all over Kansas City. All these services are 100% FREE to you! No one will accept a low offer and we would have spent so much time, money and effort for nothing.

We understand how it can be confusing or frustrating, since many home buying companies say they will make you a “fair offer” for your house – often without them even looking at the house or making you an offer in just a few minutes. We have found the home buyers that make you an offer on your house without having been to your property typically renegotiate the price after they have an agreement with you. This leads to less money for you and likely not the highest and best offer that you could get from a cash buyer, like us here at Two Hands Homes.

How We Make Offers To Buy Your House

It’s In Our Best Interest To Give You Our Highest Possible Offer.

Two Hands Homes stays in business by getting our offers accepted. The only way that we can do that is to give offers that you’ll be happy with! We truly do our best to give you the highest possible offer that we can give. Now you know why people love us! 🙂

Our Offers Are Based On Your Home’s After Repair Market Value

What does this mean? It means that we look at what the value of your home would be after it is completely fixed up. Based upon this value, we will calculate your offer.

How Do You Do This?

Think of a house that you want to sell…

Next, imagine your neighbor has the exact same and identical house as yours. Except your neighbor’s house has a few upgrades that they did. Let’s say they added new granite counter tops, removed some old wallpaper, repainted the house inside and outside, put a new roof on, and put hardwood floors throughout.

Now, imagine that your neighbor sold their house for $325,000.

What Does This Mean For Me?

We know that if we were to make the same upgrades to your house so that it brings your house to a very similar condition as your neighbor’s house (a comparable house), we would also be able to sell it for $325,000. This of course would be AFTER we buy it from you.

So What…

We know the market value of your house if we were to fix it up (in this case $325,000). We also know the costs of the repairs and upgrades that are needed. We can now make an offer that works for us. If this offer also works for you, great – we close and you get your money at closing! As you can see, we make offers based on the market numbers – not based on how desperate you may or may not be to sell.

The Offer

We value honesty and transparency. That is why we are sharing with you how we calculate our offers. If you love math and formulas, then you will appreciate this section. 🙂

This is the overarching formula that we use.

(Your Offer) = (After Repair Value) – (Cost of Repairs) – (Our Selling Costs) – (Our Minimum Profit)

That’s great, but what do those terms mean? No worries, we got you covered.

After Repair Value (ARV): This is what the market value of your house will be AFTER we buy and renovate the house.

Cost of Repairs (COR): This is what our cost will be to fix and update the house AFTER we purchase it from you.

Our Selling Costs: Although we buy houses without involving agents, we do have to use an agent to sell the house again AFTER we have purchased it from you and fixed it up. So, we have to pay the agent fees, marketing costs, the closing costs, taxes, holding costs, etc. These are all the fees you do NOT have to pay, if you sell your house directly to us. 😉 This is usually 10% all together of the selling price, but can vary between 10% to 15%. (Our Selling Cost = 10% * ARV).

Our Minimum Profit: Well, this IS a business after all. We wouldn’t be able to stay in business, buy more houses, pay contractors, pay plumbers, etc. if we didn’t make some sort of profit. We do, however, keep this to an absolute minimum so we can present you with the highest possible offer. Our business model is built on volume and making many deals with a little profit per deal…NOT a few deals with a huge profit per deal. This benefits us all, and is one of the best ways that we can provide you a great offer.

What? In English, Please!

This is great, but what does this formula mean to me in plain English, pretty please? It means this:

The market value of the house (after we fix it up, of course), minus ALL our costs fixing it up (inclusive of our profit), will be the offer. How simple is that?

Congrats! You are now an expert at this. To understand it further, read on for our case study where we break it down even more.

The Case Study…

While you are reading this case study, use your imagination and think of a house that you know that would be like this example – it might even been your house. At the end of the case study, you will clearly see how our offer formula works.

This case study house has good bones, needs a new roof, needs a kitchen and bathroom remodel, could use some paint, and a few other minor items throughout. There might be some light landscaping that is needed. Overall, it is not too shabby, it is just outdated and needs some tender loving care (TLC).

Do you remember that neighbor of yours with the exact same house as yours? If we remember they put a new roof on, updated the kitchen and bathrooms, put granite countertops in, removed all the carpets and put hardwood flooring in, painted the interior and exterior, etc. Imagine what that looks like in contrast to the house from step 1. Can you see the differences?

WOW! It is no wonder that your neighbor sold their house for $325,000! It is gorgeous and it looks ready to move into and enjoy. Not a lot of repairs or hassle needed for the new buyer.

In order for us to be able to sell your house (well, our house after we buy it from you) for $325,000 like your neighbor did, we must update your house to be the same condition as or better than your neighbor’s house, so that we can also sell it for $325,000.

Why do we need to do this?

For the case study house in step 1, we will not be able to sell it in its current state for the $325,000. This is especially true when all the other houses that are currently for sale in your area look as gorgeous as your neighbor’s house. Would you, as a buyer, be interested in buying a house in lesser condition for $325,000 when a much nicer house sell for the same price? No, of course not!

So, now what? Most folks would want to know the answer to the following…

What I have read is great, but if the house after it is completely fixed and updated would sell for $325,000, how much would it sell for as is?

Should I List It As Is … Or … Sell My House In KC For Cash?

Let’s assume that you have contacted an agent and they say that your house as is, in its current condition, is worth $205,000. No, you have reached out to us – the most amazing, interesting, friendly, knowledgeable, highest rated, and awesome house buyers in all of Kansas City. If you have not reached out to us yet, what are you doing? You really should! 🙂

We would come out to your house, based upon the appointment that we setup with you. When we come out, we will bring our contractor and if we can, our agent. We bring these folks with us, so that our agent can inform our contractor of what needs to be fixed (as they know what buyers are currently looking for) and what does not need to be fixed (to save on the cost of repairs).

Our Agent: From the walkthrough, tells us that we need to add granite countertops – because the neighbor across the fence that sold their house for $325,000 had granite, as well as the hardwood floors, installed new appliances, removed wallpaper, etc.

Our Contractor: From the walkthrough, gives us an accurate COR (Cost of Repairs). This helps us to know what exactly we will do to the house once we have completed the walk-through. This allows us to know with a good amount of clarity what the numbers will look like.

The more accurate that we can get these numbers to be, the more accurate (and the higher) that your offer will be! Let’s say for our example, our contractor gives us a cost of repairs of $73,000.

Now, We Can Make You An Offer!

Here are the numbers:

As Is Value = $205,000

ARV (After Repair Value) = $325,000

COR (Cost of Repairs) = $73,000

Our Selling Cost = 10% x $325,000 = $32,500

Let’s Say Our Minimum Profit For This Purchase = $40,000

We operate based upon the numbers. We promised transparency into our process, and this should bring confidence and clarity for how we will work with you. We don’t make offers based upon how desperate your may or may not be. We further don’t base our offers on some percentage of the After Repaired Value (that is just crazy!). We simply add the numbers up, trying our best to give you the highest possible offer that we can make you. This approach benefits us all, which allows us to get our next flip going!

Makes sense doesn’t it!

Breaking The Offer Down

So, the house is worth $205,000 as is, meaning if you listed it with an agent you might be able to sell it for $205,000. Yet after the 6% agent commissions and fees, the closing costs, and taxes you would probably get about $192,700 for it. How long will it be listed and remain on the market until it sells and you close on it? Generally, it is 4, 5, or more months! And no one can guarantee the house will actually sell. For fun, you might ask your agent if they can guarantee when your house will sell. 🙂

Now you have to make a decision.

You can sell it for a guaranteed sale for $179,500 in as little as 10-20 days, or a “maybe sale” for $192,700, hopefully within the next 4 to 5 months.

So many decisions…


What If The Cost Of Repairs Was $35,000 Instead Of $73,000?

This is where things get even more interesting. Even without a ShamWow! being thrown in. 🙂 Now the offer becomes:

As Is Value = $205,000

ARV (After Repair Value) = $325,000

COR (Cost of Repairs) = $35,000

Our Selling Cost = 10% x $325,000 = $32,500

Let’s Say Our Minimum Profit For This Purchase = $40,000

Wow! That is $12,500 MORE than what your agent said the house was currently worth. And, it is almost $25,000 MORE (to go into your hip national bank) than what you would get if you had listed the house with an agent (remember that you would only get $179,500 after all listing, commissions, and other fees). These case study examples should show you that we base our offers on the numbers, NOT on how desperate you are to sell your house – even if it is fast and for cash. We also don’t base our offers on some percentage of the After Repair Value.

Do You Want To Know What YOUR Numbers Look Like?

You have nothing to lose getting an offer from us. Just fill in this form and we will get in touch with you. It is 100% FREE!

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We buy houses in any condition. No realtors, no commissions, no repairs. Just Fill In The Form Below To Get Your All Cash Offer Started!
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Why Our Offers Are Better

Yes, everyone says that their offers are the best… So, why are our offers the best? We will do better than telling you this. We will show you why this is true, or at least that we try our best to make this true. We hope that the transparency and detail that we have shared with you already is different than everyone else and is helping you see how we work to help you.

Our offers are based on the value of your house as if it were completely fixed up and updated. This is the primary reason that our offers are so fantastic. Yes, it is true, we work hard to figure out how much your house would be worth if it was completely updated and ready for a new family. Then, we factor in the costs it would take to update and fix your house.


You have seen how the cost of repairs matters an awful lot to this process. We work hard to keep the costs of repairs down so that we can give you more cash for your KC house. Where practical, we try to do the work ourselves so that we do not have to pay expensive contractors to do everything – which further helps to keep costs down and the amount we can offer up!

Of course, we can’t always do this because we buy several houses at a time. However, we genuinely work to keep our contractors numbers as low as possible so that we can get you the highest number for your house, and in cash here in Kansas City.

You are probably wondering … why do we go out of our way to give you the highest possible offer?

If we can give you more than our competitors can, you will sell to us. That is what we want. The more houses we can help folks just like you with, the faster that we can help others with our mission of improving lives and communities through real estate.

Reach Out To Us & See the Two Hands Difference …

People Love Us, And So Will You!

Can Selling Your House Be That Easy?

YES IT CAN BE! We put in the hard work, so that you can get the best possible offer with no added stress or hassle. From start to finish, we make it fast, fair, and a hassle-free haven for you!

Get Your Free Offer TODAY!

Just Fill In This Form To Get Your No-Obligation All Cash Offer Started!
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