The 30-second summary (before we go “Bloomberg mode”)
If you’re overwhelmed, start here. Then use the Feasibility Engine to see what 7–14 days really looks like for your situation.
Traditional sales involve lenders, appraisals, underwriting, HOAs, and slow payoff departments. Each extra person in the chain adds days. That’s why “two weeks or less” is the exception—not the rule.
When you have a clean title file, a vacant or easy-access property, and a true cash buyer with ready funds, 7–14 days becomes realistic—especially in investor-friendly, title/escrow states.
Local Home Buyers USA opens title on Day 0, chases payoffs, pushes curatives, and lines up notaries. You don’t have to speak “title” or “HOA”—we translate and keep you focused on just signing and moving.
The rest of this page goes deeper for those who want it. If you just want to see if a 7–14 day closing is realistic for you, plug your details into the engine below or scroll to the form and we’ll map it out with you.
Fast Close Feasibility Engine
Answer a few simple questions. We’ll tell you if 7–14 days is likely, possible with work, or unrealistic— and what to do next either way.
- If the engine leans “fast,” 7–14 days is genuinely on the table with a cash buyer.
- If it leans “mixed,” we’ll likely aim for 14–30 days with some title work or tenant planning.
- If it leans “tight,” we’ll map out a realistic longer window so you’re not blindsided.
Why 7–14 day closings are rare (but not a unicorn)
Fast closings aren’t just about money—they’re about orchestration. Most delays trace back to a few predictable bottlenecks.
Most people think, “If the buyer has cash, we can close in a week.” In reality, the money is only one piece. The real clock is controlled by title work, payoffs, HOAs, municipal searches, and humans returning emails.
Delays typically come from three places:
- Third-party dependencies – Lenders, appraisers, HOA/COA boards, payoff departments, city lien searches, and utilities all run on their own timetable.
- Title complexity – Unknown liens, old mortgages, solar UCC filings, probate, divorces, code violations, and missing releases all have to be cleared or planned around.
- Human friction – Out-of-state heirs, unavailable signers, last-minute travel, “ghosted” emails, and bank wire cut-off times add invisible drag.
Remove or pre-resolve those, and 7–14 days becomes realistic. Leave even one of them to chance, and the clock quietly stretches to 30–45 days and beyond.
When 7–14 days is truly on the table
Certain deal shapes show up again and again in fast closings. If you recognize yourself here, you’re already ahead of the curve.
- Cash or private capital: No loan underwriting, no appraisal scheduling, no condo questionnaires for agencies to sign off on.
- Clean or already-open title file: A recent title policy or commitment lets the title company re-issue faster with fewer surprises.
- Simple payoffs: One mortgage, maybe one HOA, no tax delinquencies, no lingering code fines, no mystery second loans.
- Easy access: Vacant or on lockbox so inspectors, buyers, and contractors can get in within 24–72 hours.
- Flexible occupancy: Either the property is already empty, or you’re willing to use a short post-possession with a holdback.
- Responsive people: Seller, buyer, title, and any attorneys reply same day. No vanishing acts.
You can still move quickly by opening title immediately and working those items in parallel.
The mechanics of a 14-day close (relay race, no dropped batons)
Think of a fast closing like a relay team. Each step has to happen in order—and on time—or the whole race slows.
- Signed contract (Day 0): As-is terms, clear price, realistic closing window (e.g., “on or before 14 calendar days”).
- Open title immediately: Provide ID, marital status, vesting deed, prior title policy (if any), and payoff contact info.
- Order title & municipal searches: Title search, lien searches, municipal lien/utility requests, HOA estoppels where applicable.
- Schedule access: Buyer, inspector, and contractor walkthroughs booked in the first 72 hours.
- Insurance lined up: Buyer binds hazard or builder’s risk policy by Day 5–7.
- Payoffs & estoppels: Mortgage and HOA payoffs pulled in writing; tax and utility balances confirmed.
- Curatives handled: Releases, affidavits, corrective deeds, lien satisfactions, and escrowed holdbacks drafted and signed.
- Closing statement drafted: By Day 10–12, numbers should be nearly final: payoffs, taxes, credits, prorations.
- Sign & fund: Mobile notary or RON (where allowed), wires sent and confirmed, keys/possession handled per agreement.
When Local Home Buyers USA runs this process, our internal dashboard—similar to the one pictured in the hero—shows exactly where your file is stuck and who needs a nudge. You get the translated version, not the headache.
Title & liens: the #1 factor in your timeline
If cash is the gas pedal, title is the brake. Here’s what slows things down—and how it actually affects you.
Title is the engine of a fast close. The search has to confirm who owns the property, what liens exist, and whether there are any legal clouds that would make a buyer’s title unsafe.
Common speed bumps and what they really mean for a seller:
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Unreleased mortgages/UCCs (often from solar or old refinances).
Solution: payoff + recorded release.
What this means for you: old loans or solar contracts may still show up in the records even if you think they’re “done”—we help get them officially cleared so you can sell. -
Probate/heirs.
Solution: small estate affidavit or full probate depending on state; expect more than 14 days.
What this means for you: if the owner has passed away or multiple heirs are involved, the court may need to sign off before anyone can legally sell. -
Divorce/joint owners.
Solution: both sign; provide divorce decree or quitclaim; attorneys may be needed.
What this means for you: if a spouse or co-owner is on title, they usually have to sign the closing paperwork, even if they moved out years ago. -
Municipal liens/code fines.
Solution: negotiate reductions or escrow holdbacks at close.
What this means for you: unpaid city bills or code tickets can delay closing, but they can often be paid or partially negotiated right at the closing table. -
HOA/COA violations or fees.
Solution: order estoppel early; clear violations; budget for rush fees.
What this means for you: if there’s an HOA, we need their official balance letter and sign-off— this is just the neighborhood’s way of saying “yes, you’re paid up.”
Ask title to run name-only (judgment) searches on all owners and known spouses. Surprises love to hide there—and it’s faster to find them on Day 1 than Day 13.
What sellers can do to move the needle faster
You don’t have to know legal jargon. You just have to gather the right things and be reachable.
What buyers and investors must bring to the table
Even the best seller prep can’t create speed if the buyer isn’t built for it. Here’s what we bring when we buy.
- Real liquidity: Cash or private funds that can be wired on time, with proof of funds provided on Day 0.
- Fast, investor-friendly title partners: Title companies and closing attorneys who know how to rush files and actually answer the phone.
- Decision speed: Inspections booked within 24–72 hours and clear go/no-go decisions by Day 3–5.
- Pre-planned scope: If renovations are involved, crews, budgets, and insurance are queued before closing, not after.
- Backup options: Secondary notaries, alternative insurance carriers, and backup funds in case a bank wire gets quirky.
High-level state-by-state realities
Every state has its own rules and habits. Here’s a simplified view—not legal advice, just pattern recognition.
| State type | What usually happens |
|---|---|
| Attorney states (e.g., GA, SC, NC, NY, MA) |
Attorney scheduling and opinion letters can add days. With a responsive firm, 10–14 days is possible; 7 days is ambitious and requires perfect alignment. |
| Title/escrow states (e.g., FL, AZ, TX, CA) |
Often the fastest for investor cash deals when title is clean and HOA/municipal responses are quick. Many of our 7–14 day wins live here. |
| HOA-heavy markets | Condo/HOA estoppels and resale packages become the critical path. Rush fees and daily follow-ups are standard if you want speed. |
| Judicial foreclosure states | Older judgments and docket items show up more often. Thorough name and judgment searches are a must before promising a 14-day window. |
This is directional context only—not legal advice. Always rely on your closing attorney or title professional for state-specific guidance.
Novations, assignments & who actually closes
If you’ve heard these words and felt your eyes glaze over, you’re not alone. Here’s what they actually mean.
In investor or wholesale deals, you’ll sometimes hear terms like assignment and novation:
-
Assignment: The original buyer assigns their contractual interest to an end buyer who brings
the money to the closing table.
What this means for you: you still sell your house once, at the price you agreed to—the paperwork just lets another buyer step in with the funds. -
Novation: The original agreement is replaced with a new one—often so the property can be
improved and listed on the MLS while an investor manages the work.
What this means for you: we may help improve and market the property so you can get closer to a “full retail” outcome, without you paying for all the work up front.
Both can close quickly with the right paperwork and title team. For pure 7–14 day targets, straightforward cash assignments are usually the most reliable. Novations can still move fast, but financing and MLS timelines often stretch the calendar.
Risks, deal killers & how we de-risk a sprint close
Speed is only helpful if you actually close—and keep your equity. Here’s what we watch for.
- Undiscovered liens or clouds: We order full searches on Day 0 and push name/judgment checks to catch surprises early. Escrow holdbacks can sometimes keep the closing on track while a small issue is cleaned up.
- HOA/COA bottlenecks: We budget rush fees and communicate daily with associations to prevent “we’re still processing” from killing your timeline.
- Access issues: We use lockboxes, mobile notaries, and backup keys so one person’s schedule doesn’t stall everything.
- Funding logistics: We verify wiring instructions over the phone, initiate wires early in the day, and keep backup capital sources ready.
- Occupancy & tenants: We may use cash-for-keys, lease assignments, or post-possession agreements with holdbacks to make sure everyone knows what happens when.
- Condition surprises: We front-load inspections and contractor walkthroughs so major issues are discovered before the last 48 hours—not during them.
14-day close checklist (seller-facing version)
You don’t have to memorize this. When we work together, this is the backstage schedule we manage while you focus on your move.
Day 0: Contract signed. You send ID, mortgage/HOA details, tax info. We open title and order searches. Proof of funds provided.
Day 1–2: Title search and municipal/utility requests submitted. First walkthrough/inspections. HOA estoppel ordered if needed.
Day 3–4: Payoffs requested in writing. Insurance quotes bound. Any big title issues (“curatives”) identified.
Day 5–6: Curative documents drafted; permits/violations addressed; credits negotiated. Mobile notary or RON scheduled.
Day 7–9: Final payoff letters received. HOA docs in. Draft settlement statement prepared; you review numbers and ask questions.
Day 10–12: Affidavits and corrective docs signed. Wire logistics set. Final walk-through scheduled.
Day 13–14: You sign. Funds wire. Keys and occupancy handled. Recording and final policy issued by title.
Common questions about 7–14 day closings
These are the questions sellers ask us most when they realize “two-week closings” are real—but not automatic.
Can a regular financed sale close in 7–14 days?
It’s rare. Conventional or FHA loans involve underwriting, appraisals, and verifications. Cash deals—where the buyer does not need a mortgage—are the most reliable path to a 1–2 week closing.
What’s the single biggest factor in speed?
Title readiness. A clean title file with fast payoff responses beats everything. Unknown liens, probate, and HOA delays are the biggest schedule risks.
Do I have to move out by closing day?
Not necessarily. In some cases, we can arrange a short post-possession agreement with a refundable holdback escrow, giving you a few days to move after funding.
Is a 7-day close really possible?
Yes—under ideal conditions: vacant property, clean title, responsive HOA/municipal departments, and cash funds ready. More commonly, 10–14 days is the practical target.
What if liens or code issues pop up?
We push curatives in parallel and may use escrow holdbacks to close on time when appropriate and allowed by the title underwriter.
Will I net less if I close faster?
Not always. Speed can reduce holding costs, risk of fall-through, and repair expenses. We present transparent options so you can choose speed, certainty, or highest retail value—whichever matters most.
See if your property qualifies for a 7–14 day close
Share a few details. We’ll review title, occupancy, and condition, then show you what’s actually realistic— with clear numbers and zero pressure.
What happens after you submit:
- We run a quick title and market check behind the scenes.
- We call or text you (your choice) to clarify timing and any liens, tenants, or repairs.
- We present options: fast cash, as-is listing partners, or a hybrid path if that nets you more.
If a true 7–14 day closing isn’t realistic, we’ll say so—and lay out a better plan. If it is realistic, we’ll show you exactly what has to happen and when.
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