How we buy your Kansas City home in writing — 5 steps, a written close date, and a $5,000 cancellation guarantee.
You fill out a 60-second form. We issue a real cash offer — in writing — typically within 19 hours. You pick the close date. We close in as few as 7 days, with zero showings, zero repairs, and zero financing fall-through. And if we cannot close on the date we agreed to, we pay you $5,000 in cash within five business days. That clause is written into every contract we sign in Jackson, Clay, Platte, Johnson (KS), and Wyandotte counties.
- 01A written cash offer within ~24 hours
- 02You choose the closing date — often in 7 to 14 days
- 03No showings, no repairs, no last-minute walk-aways
- 04$5,000 written cancellation guarantee, every contract
From the property form to keys at the table: the five steps we follow on every Kansas City home.
No showings, no repairs, no financing contingency. We have done this 2,400+ times across the KC metro — here is exactly how it works, start to finish.
-
01
You submit the 60-second property form.
Four fields: the property address, your phone, the property situation (probate, behind on payments, relocation, divorce, tenants, or just a fast cash sale), and a window when we can call. No showings. No walkthroughs. No Realtor signing in your living room.
Typical time: 60 seconds. Your information goes only to our in-house acquisition team in Crossroads. -
02
We issue a written cash offer — typically within 19 hours.
One of our 14 acquisition specialists pulls comps from the Jackson, Clay, Platte, Johnson (KS), and Wyandotte county records, factors the property's condition as-described, and emails you a written offer with a price, a close date you choose, and the $5,000 cancellation clause attached. We do not lowball to negotiate — our first offer is the real number.
Typical time: 19 hours from form submission to a written offer in your inbox. -
03
You review, ask anything, and sign the purchase agreement.
Our in-house title closer walks you through the contract line by line — over the phone, in person, or by email, whichever you prefer. The agreement includes the close date you pick, an "as-is" sale (no repairs), and the $5,000 written guarantee: if we cannot close by that date for any reason, we pay you $5,000 in cash within five business days.
Typical time: 24 to 72 hours. No pressure, no countdown clock. -
04
We do a single light walkthrough and order title.
On a date that works for you, one of our licensed contractors spends 20–30 minutes confirming the property's condition matches what you described. We open escrow with our in-house title team, order a title search, and verify there are zero liens, judgments, or clouds. You do not need to be there — we can handle it with a lockbox if you've already moved.
Typical time: 2 to 5 days. Zero liens or title clouds on Guaranteed KC-closed properties in the past 36 months. -
05
We close on your date — keys, cash, done.
Our title closer meets you (or your mobile notary) at the table, you sign the closing documents, we wire your funds, and you hand over the keys. Most Kansas City sellers close in 11 days — 68% faster than the 2024 KC metro MLS median of 34 days. You leave with a cashier's check or a wire — your choice — and the deed recorded with Jackson or your county recorder the same day.
Typical time: 11 days from signed agreement to cash in hand. No Realtor commission (we waive the 6%). No closing costs (we cover them). Sellers keep an average of $14,800 more at the table.
Documented by the numbers.
Every figure below comes from Guaranteed KC's internal closing records, our public filings with the Kansas City Regional Association of Realtors, and verified third-party review data. None of it is national data re-labeled for KC.
If we can't close by the agreed date, we pay you $5,000 — in writing.
Most "we buy houses" outfits offer a verbal handshake and a handshake promise. We put the cancellation clause into every purchase agreement we sign in Kansas City, in plain English, next to the closing date you chose.
The structure is simple: pick your closing date, we sign the contract, we open escrow. If we cannot perform by that date for any reason — title issue, scheduling, capital, anything — we pay you $5,000 in cash within five business days. Not a credit toward a future sale. Not a discount on fees. Cash.
- Written into every contract, every county we serve
- Triggered automatically if our close date slips — no litigation required
- Paid in cash within five business days of the missed close
- Backed by locally held capital — no private equity, no out-of-state fund approvals
"When we flipped our first house in Volker in 2014, we made ourselves one promise: never ask a Kansas City seller to take our word for it. Put the close date in writing. Put the price in writing. And if we can't honor it, write them a check. That's what 'guaranteed' means in this city — a clause in a contract, not a line in an ad."
In 2022, a seller in the Westport neighborhood needed to relocate for a job transfer in under two weeks. We signed a 9-day close on a 100-year-old bungalow with a cracked foundation, a sixty-year-old roof, and original knob-and-tube wiring. We paid cash, waived the repairs, and closed in 9 days. The seller kept an extra $18,400 vs. listing with an agent. The cancellation clause never came up — because that's the point of having it written down before you need it.
Ready to start? Get your guaranteed cash offer within 24 hours.
Fill out the four-field form. No showings, no repairs, no obligation. We will send a written offer to your inbox — typically within 19 hours — and the close date is yours to pick.
- No showings · no walkthroughs until you say so
- No repairs · we buy every KC home as-is
- No obligation · the offer is free to review
- No financing fall-through · cash on hand, locally held