A Real Buyer — Not a National Chain
Most of the companies that flood your mailbox with "We Buy Houses" postcards are lead aggregators or national franchises. They collect your information and sell it to investors you have never heard of, or they tie up your property with a contract while they look for an end buyer. That is not what this is.
Roger is based in Jeffersonville and has more than ten years of local transaction experience, including 100+ completed real-estate transactions. He remains the seller's main contact while a small local team and the closing company assist with the records and paperwork.
That matters for sellers in Louisville because the market here rewards relationships and local knowledge. Roger knows what a brick ranch in Shively actually needs versus what one in St. Matthews typically brings on the open market. That specificity is how we offer prices that make sense for both sides — not generic lowballs, and not inflated numbers we later renegotiate away.
Our 7-Step Cash Buying Process — Explained Honestly
No mystery, no pressure. Here is exactly what happens from the moment you reach out to the moment you have money in your account.
You Contact Us — Takes Two Minutes
Call (502) 528-7273 or fill out the short form on this site. We ask for your address, a general description of the property's condition, and how to reach you. That is it. No paperwork, no obligation, no hard sell on the first call. If you are not ready to sell and just want to understand your options, that conversation is completely fine and costs you nothing.
We Pull Comparable Sales and Review the Property
Before we ever talk numbers, we research recent closed sales on similar homes in your specific Louisville neighborhood — not countywide averages, but actual transactions as close to your address as possible. We look at square footage, age of home, lot size, and condition of what sold. This is the same data a listing agent would use to price your home, and it gives us a legitimate foundation for the offer instead of a guess.
We Walk the Property — or Review Photos
For most Louisville-area homes we prefer a quick in-person walkthrough. This typically takes 20 to 30 minutes and is low-key — we are assessing what the house needs, not staging a high-pressure sales visit. If you are out of state, dealing with an estate, or simply prefer not to have someone in the home yet, we can work from photos and a detailed description.
You Review the Written Offer
After the property and ownership review, Roger prepares any written offer using available comparable sales, condition, and known title facts. The contract and settlement statement control the final terms, payoffs, taxes, prorations, and expected net.
We Address Your Situation — Liens, Back Taxes, Mortgage Payoff
A lot of sellers who come to us have complicating factors: back property taxes, an HOA lien, a second mortgage, a loan modification in process, or active foreclosure proceedings. We work through all of it. If there are liens on the property, they get resolved at closing through the title company — you do not write a check before we close.
We Open Title and Schedule Closing
After a purchase agreement is signed, the transaction is opened with a professional closing company. It reviews title and ownership, obtains payoffs, prepares documents, and provides a settlement statement showing mortgages, liens, taxes, prorations, and estimated net. The closing date depends on completing those requirements.
You Close and Receive Your Funds
On closing day, you sign documents at the title company and funds are wired to your account — typically the same business day or the following morning. You leave behind whatever you do not want to take with you. Furniture, appliances, boxes, tools, junk in the garage — none of it is your problem. We handle the cleanout after closing. You get your money and you move forward.
What You Skip When You Sell to Us
The traditional home sale process in Louisville involves a long chain of steps, people, and costs — many of which have nothing to do with actually getting your house sold. Here is what you do not deal with when you sell directly:
We Buy Houses Across All of Louisville — Including These Key Areas
Every Louisville neighborhood has its own housing stock, price range, and seller profile. Here is a closer look at three of the areas we buy in most frequently.
St. Matthews
St. Matthews is one of Louisville's most active residential markets — a mix of 1950s and 1960s brick ranches on the west side of Breckenridge Lane, newer infill construction near Westport Road, and postwar colonials throughout. Where we get the most calls: estate sales where heirs are out of state, older ranches that need full kitchen and bath updates, and sellers who need a firm closing date without contingencies.
Proximity to Beargrass Creek means some parcels have flood zone considerations — we know the area and price accordingly.
The Highlands
The Highlands runs along Bardstown Road and Baxter Avenue, with older Victorians, bungalows, and other housing types whose condition can vary block by block. Roger reviews the specific property and nearby comparable sales instead of applying a generic neighborhood price or repair allowance.
Prospect
Prospect sits on the eastern edge of Jefferson County near Oldham County and includes larger homes and lots as well as subdivision properties. Sellers should compare estimated net, timing, repair plans, and contract terms rather than assume one route is always better.
We also actively purchase in Shively, Fern Creek, Okolona, Valley Station, Fairdale, Pleasure Ridge Park, Highview, Middletown, Lyndon, Newburg, Jeffersontown, Germantown, Crescent Hill, NuLu, Old Louisville, Butchertown, Norton Commons, and every other Louisville neighborhood. See the full list of areas we serve →
Common Situations Louisville Sellers Come to Us With
There is no single type of seller who uses a cash buyer. The common thread is that a traditional listing does not fit the situation — either because of time, condition, finances, or circumstances.
Foreclosure or Missed Payments
If you are behind on your mortgage, we can often move fast enough to close before a sale date is set. Timing matters — the earlier you call, the more options exist.
How to stop foreclosure →Probate and Inherited Property
Inherited houses often come with deferred maintenance, emotional attachment, and out-of-state heirs who cannot coordinate a traditional sale. We handle probate properties regularly.
Selling a probate property →Divorce
When a marriage ends, shared property needs to be resolved cleanly and quickly. A cash sale with a defined closing date removes the house as an ongoing point of conflict.
Selling during divorce →Major Repairs Needed
Foundation issues, roof failure, electrical problems — houses that need significant work are difficult to list conventionally. We buy them as-is. You do not fix anything.
Selling a house with major repairs →Tired Landlords
Managing rental property in Louisville gets old. Problem tenants, late rents, maintenance calls at midnight — we buy occupied rentals and handle the tenant situation after closing.
Selling a rental with bad tenants →Relocation or Job Transfer
When you need to be somewhere else on a specific date, a traditional listing with its contingencies and 60-day closes does not work. We set the closing date to match your move.
Selling for relocation →Back Taxes or Liens
Property tax delinquency, HOA liens, contractor liens, and second mortgages all get resolved at closing through the title company. You do not need to clear them in advance.
Selling with back taxes or liens →Hoarding or Severe Condition
We have purchased heavily hoarded properties, homes with animal damage, and houses that have not been touched in years. Condition is not a disqualifier — it affects the price, not whether we buy.
Selling a hoarded or distressed property →We Buy Houses on Both Sides of the Bridge
Mortgage Forfeiture is based in Jeffersonville, Indiana — directly across the Ohio River from Louisville. We are as active in Clark County and Floyd County as we are in Jefferson County, Kentucky. For sellers in Jeffersonville, New Albany, Clarksville, Sellersburg, or Charlestown, the process is identical and the timelines are the same.
Southern Indiana carries a distinct housing market from Louisville proper. New Albany's older stock — much of it pre-1960 construction with deferred maintenance — generates consistent demand from cash buyers who can take on renovation work that retail buyers cannot. Jeffersonville's proximity to downtown Louisville and the growing employment base near the River Ridge Commerce Center means values have moved meaningfully in the past decade.
Louisville Real Estate Closing Costs: What Sellers Actually Pay
A retail sale may include a negotiated brokerage commission, Kentucky transfer tax, title or settlement charges, mortgage and lien payoffs, taxes, prorations, repairs, or buyer concessions. The exact amount depends on the listing agreement, purchase contract, property, and closing statement.
Mortgage Forfeiture does not charge the seller an agent commission. The written offer states which transaction costs the buyer will pay, and the title company provides a settlement statement showing payoffs, taxes, prorations, and the seller's estimated net before signing.
Direct Cash Sale vs. Traditional Listing
Compare the written settlement estimates for each option. A retail listing may produce a higher gross price; a direct sale may remove a repair requirement and buyer-financing contingency. Your actual net depends on the property and contract.
| Factor | Cash Sale to Us | Traditional Listing |
|---|---|---|
| Closing timeline | Set after title and payoff review | Depends on marketing, contract, and financing |
| Agent commission | No company fee or agent commission charged by us | Negotiated with the listing brokerage |
| Seller net | Shown on the closing statement after payoffs, taxes, and prorations | Estimated from the offer, negotiated commission, concessions, and closing items |
| Repairs before sale | No repair requirement from us | Seller chooses; buyer may request repairs or credits |
| Inspection contingency | Defined by the written direct-purchase contract | Common in financed retail contracts |
| Staging and cleaning | Not required by us | Seller and agent decide |
| Showings and open houses | Not required | Often part of retail marketing |
| Financing contingency | No buyer mortgage contingency | May apply when the buyer finances |
| Items left behind | Must be stated in the written contract | Usually addressed before possession |
| Closing certainty | Subject to contract, title, payoffs, and required approvals | Subject to contract terms and any contingencies |
Compare written net estimates, not headline prices. Include any negotiated commission, concessions, repairs, payoffs, taxes, prorations, and closing costs for each option.
Questions Louisville Sellers Ask Us
Straight answers to the questions that come up on almost every first call.
Ready to Get a Cash Offer on Your Louisville Home?
Call Roger directly or fill out the short form. Request a no-obligation property review and compare the written offer with your other options.
Serving Louisville, KY and Southern Indiana — Jefferson, Clark, Floyd, Harrison, and Scott Counties