Guides & resources
Selling, explained.
Honest, practical guides for homeowners in Montana and Washington — whether you're weighing your options or ready to sell today.
Featured · Process
How to Avoid "We Buy Houses" Scams: A Seller's Guide to Vetting Cash Buyers
Not every "we buy houses" company is trustworthy. Learn the red flags of cash-buyer scams and the questions that separate legitimate local investors from bad actors.
Selling Guides
Cash Offer vs. Listing With an Agent: Which Is Right for Your Home?
Should you sell your house to a cash buyer or list it with an agent? A clear, honest comparison of price, speed, cost, and hassle — so you can pick the right path.
Washington
The Real Cost of Selling a House in Washington: Excise Tax, Disclosures & Closing
What does it really cost to sell a house in Washington? A breakdown of the real estate excise tax (REET), the Form 17 disclosure requirement, commission, and closing costs — plus how a cash sale changes the math.
Montana
Montana's 2026 Property Tax Changes: What Homeowners and Second-Home Owners Need to Know
Montana's 2026 property tax overhaul cuts rates for primary residences but raises them sharply on second homes and short-term rentals. Here's what it means if you own — or are thinking of selling.
Selling Guides
Selling a House With Tenants: Your Options as a Landlord
Can you sell a house with tenants still living in it? Yes. Here are your options — selling occupied, waiting for lease end, or cash buyers who want tenant-occupied rentals.
Selling Guides
Selling a House During a Divorce: A Calmer, Clearer Path
Selling the marital home during a divorce is hard enough. Here's a clear look at your options, how the proceeds typically work, and how a fast, neutral sale can reduce conflict.
Selling Guides
Behind on Your Mortgage? How Selling Before Foreclosure Works
Facing foreclosure in Montana or Washington? Understand the timeline, your right to reinstate, and how selling before the trustee sale can protect your equity and credit.
Process
How Cash Home Buyers Calculate Their Offers (The Real Math)
Wondering how a cash investor arrives at their offer on your home? We break down the actual formula — ARV, repair costs, and the margin — so you can evaluate any offer with confidence.
Selling Guides
Selling a House That Needs Major Repairs: Is As-Is Worth It?
Got a house that needs major work — old roof, foundation issues, fire or water damage? Learn whether to repair before selling or sell as-is for cash, and how the math compares.
Selling Guides
Selling an Inherited House in Montana: A Practical Guide
Inherited a house in Montana? Here's how probate works, your options for selling, the tax basics, and how to sell fast and as-is without repairs or commission.
Washington
Selling an Inherited House in Washington: Probate, Taxes & Your Options
Inherited a house in Washington? Learn how WA probate works, the state estate tax, the stepped-up basis, community property rules, and how to sell — including fast and as-is.
Selling Guides
Selling Your House When You're Relocating: Beating the Deadline
Moving for a job, the military, or a fresh start? Learn how to sell your house on a deadline without carrying two homes — including fast, as-is cash sales that close on your timeline.
Process
How Fast Can You Really Sell a House for Cash? A Day-by-Day Timeline
Cash buyers promise to "close in 7 days" — but is that real? Here's an honest, day-by-day breakdown of how a cash home sale actually works and what can speed it up or slow it down.
Selling Guides
Selling a Vacation Rental or Airbnb Property: A Guide for Tired Hosts
Thinking about selling your vacation rental or Airbnb? Rising costs, taxes, and management burnout are pushing many hosts to exit. Here's how to sell — furnished, with bookings, and as-is.
Selling Guides
What to Do With a Vacant House You Don't Want
Stuck with a vacant house draining money every month — inherited, moved out of, or a property you're tired of? Here are your real options and the true cost of letting it sit empty.