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Selling a House with Foundation Issues | We Buy Houses Amarillo | Mitchell Property Group

Monday, October 22nd, 2018

The foundation is what holds everything together, the support, and the base. Without a proper foundation, a variety of other structural issues may plague your home. Your walls or roof, for example, could come crumbling down.
Selling a home with foundation issues is, without any doubt, a very challenging task. “Foundation problems” are two words that are sure to make any homebuyer run screaming. After all, the foundation is a critical component of a building.
If your house has a foundation problem, the real question then becomes “Can you still sell it?” Well, you can! However, it takes extra steps and consideration to successfully sell the home.
The experts over at Granite Foundation Repair, a foundation repair company servicing the DFW area, shared some of their insights on the topic.
Common Misconceptions about “Foundation Problems”

A common misconception many people have about foundation problems is they think the “foundation” itself is the problem. There are, granted, some cases where the concrete is to blame.
For instance, for homes built in the 1900s, too much water and salty sand is often a cause of concrete failure.
However, in most cases, soil settling is the root of the problem. Weather changes and expanding and retracting soil conditions can cause the soil beneath your home to shift, leading to structural damage.
Some of these shifts are normal, anticipated, and shouldn’t be worrying. However, when the shifts become excessive, then the resulting consequences can be utterly devastating.
If you notice that your home has foundation cracks, further inspect it. This way, you’ll know the severity of the problem. You can decide to hire a pro or go the do-it-yourself (DIY) route. If you opt for the latter option, look for the following hints.
• Misalignment of doors and windows
• Jamming, shutting, or sticking doors and windows
• Wood planks in the flooring becoming ajar
• Cracks beginning to show in ceramic and vinyl tile
• Large gaps beginning to show outside in the concrete around the house
• Drywall cracks and gaps beginning to show between the wall and ceiling
• The staircases begin to slope
• Floors becoming uneven

Inspect Cracks and other Fracture Types Further

We buy houses with foundation issues.

Not all cracks are created equal. Some may occur due to natural settling while others may point to more serious issues.
Cracks come in all shapes and sizes. Here are the different types to be on the lookout for during your inspection.
• Less than ¼ inch
If you notice these, don’t worry too much yet. They are typical and occur as a result of natural settling.
• Hairline cracks
Much like ¼ inch cracks, they are not usually worth losing sleep over, either. Most often, these occur between the concrete and mortar.
• L-Shape cracks
These may not indicate structural issues. They are shrinkage cracks that tend to follow a curvature, say, of a hillside.
• Stair-step or masonry joint cracks
Now, these mean trouble. If you notice these, call a foundation repair specialist immediately.
• Horizontal cracks
These are scary. Depending on their size, they may potentially mean you need to replace your foundation entirely.
• Vertical cracks
Vertical cracks run in the same direction as drywall, generally making them less serious.
With that in mind, the question remains: should you fix the foundation issues, or should you sell the home as-is?

Options when Selling a House with Foundation Issues

We buy houses with foundation issues.

1. Selling as-is.
Selling a house with foundation issues is undoubtedly a big challenge. But, there are things that you can do to meet that challenge. One such thing is selling the house without doing any extensive repairs.
For buyers with some experience in home improvement, this may be an opportunity to provide value. On the other hand, many other buyers will see the words “foundation repairs” and immediately walk away.
But even when a buyer wants to stick around, getting financing often presents another challenge. As a general rule of thumb, conventional lenders only finance homes that are structurally sound.
Even when the buyer is lucky to get one, they may still be subjected to higher interest rates or other unfavorable loan parameters.
2. Repairing the foundation problems.
If you decide to do all of the heavy lifting and tough renovations, then you’ll need to hire a structural engineer. Typically, they will provide you with information, guidance, and insight into the foundation repair process.
For the assessment report, expect to pay anywhere between $300 and $800 depending on your location. If your foundation needs new anchor piers or bolts, expect to pay up to $10,000.
For extensive repairs, like replacing an entire foundation, the costs can run the gamut. Depending on the scope of work and size of your home, expect to pay up to $40,000.

Selling a house with foundation issues is, clearly, not easy. That said, it isn’t impossible. With the right information and strategy, it can be done. We buy houses with foundation issues. We would be happy to visit with you and go over some options. Call us today at 806-359-7653 or visit us at We Buy Houses with foundation issues.

Your Home Has 3 Values | We Buy Houses Amarillo | Mitchell Property Group 806-359-7653

Friday, January 5th, 2018

What’s my house worth? That’s actually a tricky question because there are so many variables that need to be considered. Most of the time people talk about things like condition, floor plan, and curb appeal. They forget what I think is probably the most important thing to consider which is TIME. When I’m asked this question my first response is usually “How soon do you need to sell?”

1. 30-day quick-sale value. If you need to sell your home in less than 30 days you are most likely going to need to sell to an investor. It is almost impossible to find a traditional buyer who will use bank financing who can close in 30 days or less. You need someone who can pay cash and doesn’t need inspections. This will be the lowest of the three values but it will be the option with the least amount of work and hassles. This option is best for the seller when time is of the essence.

2. 60-day value. In the Realtor world, this is still considered a quick sale. In order for your home to sell in 60 days, you need to have a contract with a solid buyer within the first 2 weeks. If everything goes right, and it rarely does, it will take about 6 weeks for the average buyer to close on a house. This is due mostly to new banking regulations. You will need to price your house aggressively in order for it to close in 60 days.

3. 90-120 day value. When a Realtor tells you a value, this is what they are talking about. This is the highest value of the three. The more time you have to sell, the higher the value. This means you have enough time on your hands to wait for the perfect buyer at the perfect price.

Regardless of how soon you need to sell, we can help. We buy houses in just about any price range or condition. We can buy your house and close in a few days if that’s what you need. Since we are also Realtors, we can also list it for you for top dollar. We are not your typical Real Estate Company that only offers one solution. So the bottom line is this… if you have a house you need to sell you should call and visit with us. We can offer you several solutions based on your situation. Give us a call today at 806-359-7653 or visit us online at What’s My House Worth.

Should I rent out my personal home? | Mitchell Property Group

Wednesday, July 13th, 2016

So you are buying a bigger house. Should you sell your old house or rent it out? I get this question a lot. The answer is simple. Sell it! Never rent it unless you absolutely have to. Renters will decrease the value of your home. They will not take care of it like you did. Pretty soon you will get tired of being a landlord and decide to sell it. But now it’s not your homestead so if you make a profit you will have to pay taxes. If you would have sold it while it was your homestead there is a very good chance you would not pay tax on the profit. And you will either have to make repairs to get it back in good condition or sell it at a discount. I see this all the time! If you want to be a landlord sell your house and then go buy a rent house. But never rent out your personal home. Just take my word on this!
If you need to sell your house call us today at 806-359-7653 or visit us online at Sell My House.

Real Estate Investor VS Realtor | Mitchell Property Group

Thursday, January 21st, 2016

Real Estate Investors are an interesting lot. Most of them are fiercely independent and extremely stubborn. They have Maverick personalities and are not big on rules. They always think outside the box. Most of the good ones I know have a knack for being able to quickly analyze a deal and pull the trigger.

Realtors are also a very interesting group. Most of them are very “by the book”. They like to follow the rules and have a difficult time thinking outside the box. Not all of them but many are this way. The good ones have the ability to put their ego aside and get a deal to the closing table.

Every day I get to work with Realtors and Investors. It can be very interesting at times to say the least! Most of them are top-notch. Emmy has a classic Realtor personality and I have a classic Investor personality. I help her to think outside of the box and she keeps me out of jail!

The cool thing about our company is that we are able to offer our clients both options.  I can make an all cash offer to buy the house as is. Emmy can show them what she could list the house for and they can compare options.  Either way we are happy to help.  Sometimes people are on the fence and have a hard time deciding which way to go.  In that case we always recommend listing the house first to see if it will sell.  If it doesn’t sell they can always take my cash offer at any time and we will waive the Realtor fees.  This lets our clients try to sell their house for as much money as possible while knowing that at any time they can sell the house to me if they need to.  Pretty cool huh?

If you have a house that you need to sell or list or maybe a combination of the both call us.  I guarantee you we can help!  We buy houses, we list houses, and we like helping you think of ways to sell your house. Call us today at 806-359-7653 or visit us Sell My Amarillo House.

Mitchell Group-7


Give your Realtor a break! | We Buy Amarillo Houses 806-359-7653

Monday, October 19th, 2015

I just got a call from an angry seller. He said he had listed his house with a Realtor who was doing a terrible job. They had received a contract on their house. The contract stated that it was an as is sale but during the inspection period the new buyer discovered that the roof had hail damage. This meant that the house was not insurable. According to the contract the buyer could now either renegotiate or back out. The seller believed all of this was his Realtor’s fault! He believed that she should have convinced the buyers to go ahead and buy the house because it was an as is sale. He said he would rather just sell it to me and not tell his Realtor. This really upset me. You see, I’m married to a Realtor and I know how hard the good ones work. I asked for the address and pulled it up on the MLS. As it turned out this particular agent was doing a wonderful job marketing his property. And she had given him great advice on how to price it. I informed him that I would never go behind his agents back and buy his house. Besides being unethical, it is illegal. I also told him to just file an insurance claim and fix the dang roof!
I see this type of thing all the time. Many times Realtors get blamed for things that are out of their control. If a house is overpriced or in terrible condition the best Realtor in the world can’t sell it. In my opinion this is what a good Realtor will do. They will advise you on the proper list price. They will advise you on any repairs that need to be made before you put the house on the market. They will market the house aggressively. They will advise you when you should lower your price. They help you through the negotiation process and most importantly they help get the deal closed. But they are not miracle workers so give them a break!
I have to admit that I have seen some agents who do a very bad job and that is a completely different story. If you have a bad agent you have some real problems. Once your listing agreement expires call me. Until the listing agreement expires they will be owed a commission if the house sells.
If you have a house that you need to sell call me! We will happily cooperate with your agent if the house is listed. We work with Realtors every day so it is not a problem. You can visit us online at Sell My House or call us at 806-359-7653.

Are Vacant Houses Safe? | We Buy Amarillo Houses

Monday, March 2nd, 2015

It was Thanksgiving night in a nice neighborhood in Southwest Amarillo. We were about halfway through an extensive remodel when someone kicked in the back door and vandalized our house. They knocked out most of the windows including a large picture window in the front of the house. They knocked holes in the sheetrock. The bathroom plumbing was all exposed because we had gutted the bathroom. They shoved old rags and debris down the toilet drain lines. Then they went outside and turned on the water meeter and flooded the house. Luckily our foreman drove by the next morning and turned off the water. Otherwise it would have gone unnoticed until Monday. The damage totaled over $10,000.

The crazy thing is that this has happened to us many times over the years. It can happen in good and bad neighborhoods. Sometimes the damage can be much worse. Thank goodness our insurance policy covers vacant houses. Unfortunately most homeowner policies do not. The only thing worse than vandals is squatters. We have had many people squat in our houses over the years!

If you have a house that is vacant you should call and make sure your insurance policy covers vandalism. The best thing to do is sell it, rent it, list it, or move into it. Bad things happen when houses sit vacant too long.

If you have a house that you need to sell call us at 806-359-7653 or visit us online at We Buy Amarillanother broken windowo Houses

How to Sell Your House Amarillo | Call 806-359-7653 today!

Thursday, May 15th, 2014

The Real Estate market in Amarillo is booming!  That is great news if you have a house that you need to sell.  But what if you have a house that is in bad condition?  How do you sell a house like that?


This is what the experts don’t always tell you.  There are really two Real Estate markets.  One for the pretty houses and one for the distressed houses that need a lot of work.  The pretty houses are selling much faster than the distressed houses.  The ‘fixer upper’ market is very saturated right now because there are still a lot of foreclosed homes for sale.  This is not good news if you are trying to sell a house that needs a lot of work.  It is important to keep this in mind when you hear people talking about how the Real Estate market has improved.  So the bottom line is that if you list a house that needs repairs be prepared for it to take a while to sell.


If that doesn’t sound fun, give us a call.  We specialize in buying houses that need to be sold quickly, or that need work, or both.  We pay cash, close whenever you want, and pay all of the closing costs.


When you compare our offer with what you actually walk away from the closing table using a Realtor you will be shocked.  If your house is in perfect condition, you want top dollar, and you don’t mind waiting for months then a Realtor will work fine.  If not, sell it to us, don’t list it.


If you are even thinking of selling call us today at  806-359-SOLD (7653) or visit us online at Sell My Amarillo House.

Sell Your House Without a Realtor | Amarillo Real Estate 806-359-7653

Monday, April 14th, 2014

The real estate market in Amarillo TX has greatly improved from what it was just a few years ago.  This is great news if you have a house to sell.  The biggest problem right now is finding someone who can get approved for a loan.  During the Real Estate boom of the early 2000’s you could sell your house by simply putting a sign in the yard.  But now the Realtor have all of the buyers.  So this brings me to my point.  How can you sell your house fast without using a Realtor?

I am probably asked this question at least once every day.  I could go on and on for hours about the mistakes that I see home owners make, but the biggest mistake of all is pricing the house incorrectly.  Many people price their house at what they would like it to be worth, or what it used to be worth, or what their neighbor’s house sold for three years ago.  They rarely take the time to do research.  Pricing a house correctly is the first critical step to getting it sold.  You have got to get the most you can but you also have to be realistic.  You need to look at market comparables in your neighborhood.  Try to look only at houses that are within 20% of the same size as yours, in the same condition, and that have sold within the last year.  If you price it too high you will miss out on the first 30 days on the market, which is the time that your house will get the most exposure.  Price it aggressively if you want it to sell quickly.  Even if you are just 5% below the rest of the competition your house will stand out.  If you would like more information on this subject visit give me a call at 806-359-7653.

If you have a house that you need to sell fast you can also call me and let me make you an offer.  I can close very quickly and I take the house as is, so you don’t have to make any costly repairs.  I would be happy to give you more information.  You can call me at 806-359-7653 or visit me on line at sell your house fast Amarillo

Sell My Home Fast Amarillo TX | Mitchell Property Group

Friday, November 9th, 2012

How can I sell my home fast in Amarillo TX?

If you need to sell your home you obviously want to get as much money as humanly possible.  That’s a no brainer.  If you mention selling your house everyone always focuses on price.  But what about the timing?

Timing is just as important as price in a Real Estate transaction.  Sometimes timing can even be the most important thing of all!  When you close is just as important as how much you get.  This is certainly true if you are dealing with a job transfer, divorce, or foreclosure.  Sometimes people do not have an emergency that causes them to need to sell fast, they just don’t want to wait for months and months!

If you need to sell your house fast give us a call.  We can close in as little as three or four days if necessary.  We pay all the closing costs and we take the house as is.  You don’t have to worry about fixing anything or cleaning anything.  We are very easy to work with and we are very aggressive when making offers.  Call us today at 806-359-7653 for more information.  Sell My Home Fast Amarillo TX

How Can I Sell My House Fast in Amarillo TX?

Wednesday, October 17th, 2012

The worst thing about Real Estate is that it just seems to take so long to get a house sold!  I worked in sales before I became a Real Estate investor.  I remember how cool it was to meet a customer and close a sale in the same day.  When I started selling houses it drove me crazy that the process took so long!  From the time I would list a house for sale until we closed would usually take a minimum of three to four months.

What if you don’t have three or four months to sell your house?  What if you need it sold in a week?  If that is the case give me a call.  I buy houses in their as is condition, I pay the closing costs, and I can close in a week or less if you need me to.  Even if I can’t buy your house I can probably give you some great information that would probably help you.  Give me a call today at 806-359-7653 of visit my website at Sell My House Fast Amarillo TX

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