San Tan Valley, Arizona. Landlords welcome
Sell your San Tan Valley rental house, tenants and all
You bought it as an investment, not a second job. Tell us about the house, the tenant and the loan, and we will come back with a written offer you can read at your own pace, whether the unit is leased, month to month or empty.
- Leased or vacant, send it
- We buy direct, we do not list
- Offer in writing first
- Closed by an Arizona title company
Selling a rental is a different job than selling a home
When someone sells the house they live in, the story is simple: clean it, photograph it, open the doors. A rental flips every one of those steps. The people inside did not choose to sell, they hold a lease that may say nothing about a sale, and they probably do not enjoy the idea of strangers walking through on weekends. Even a cooperative tenant makes a traditional listing slow and awkward.
That is the gap this site exists to fill. We buy houses directly, which means no staging, no open houses and no lender waiting on an appraisal before it blesses the deal. The tenant situation is something we plan around instead of something we ask you to fix first. If you want to see how we think through an occupied property, the situations page walks through each version of it, from a good tenant on a long lease to a unit nobody has paid rent on in months.
Leased is fine
A signed lease does not stop a cash sale. We read it, note the end date and the rent, and fold it into the offer the same way a buyer of any investment property would.
Vacant is fine too
A unit between tenants is the easiest case. There is nothing to coordinate, so the timeline is whatever the title company needs and you are comfortable with.
Mixed history is fine
Late payments, a messy move-out, a deferred repair list. We would rather hear about it up front than discover it at walkthrough.
Four ways landlords usually find us
Nobody wakes up wanting to sell a rental for no reason. The reasons tend to fall into four groups, and many owners are dealing with more than one at once. Maybe one of these is yours.
If you recognize yourself in two or three of the cards below, you are in ordinary company. The deeper write-up for each lives on our situations page, and the how-it-works page shows what happens after you send the address.
The lease is ending and you do not want round two
You could re-list for rent, clean, repaint and hope the next tenant is better. Or you could close the chapter at renewal time and let a buyer take the next stretch.
The tenant has become the problem
Chasing rent, repeated notices, a house you are afraid to open the door on. Selling to a buyer who takes the unit as it is may cost less than another round of the process.
The house is asking for money you would rather not spend
Roof, air conditioning, a water heater on borrowed time. Desert heat is hard on all three, and a long repair list is one of the most common reasons landlords call us.
You are tired
Management company turnover, 3 a.m. texts, a spreadsheet that never balances. Burnout is a legitimate reason to sell and you do not owe anyone a better one.
Tell us about the house and the tenant
Address, lease status and a line about the loan is plenty to start.
What we do and do not ask of you
Our job is to buy the property, not to manage your exit from it. So the list of things you need to do is short. Please do not make repairs, do not spend money cleaning a unit that is occupied and do not ask the tenant to leave on our account. We do not want you to do anything that could complicate your obligations to the person living there.
What we do ask is honesty about the facts that move a price. Is there a lease, and when does it end? Is rent current? Is anyone behind? What has broken in the last year, and what do you suspect is about to? Those answers shape the number far more than the paint color does, and they help you avoid the surprise that kills deals late. If something is awkward to say, say it anyway, because our cash offer page explains how we treat hard information: as a reason to adjust the number, not a reason to disappear.
No repairs
The offer is for the house as it stands today. If the roof leaks, we price the roof.
No showings
We look at the house once, with notice to the tenant handled through you, and that is the end of the traffic.
No commissions
We are the buyer. There is no listing agent fee because there is no listing.
No pressure
A written offer is a number on paper. You may take it, counter it, or file it and move on.
How an offer on a leased house gets built
The process is the same whether the unit is full or empty, with a few extra questions when someone lives there. Here is the short version, and the full walkthrough has the detail.
You send the basics
Name, number, address and a few lines about the tenant and the loan. The form on this page is enough.
We review the house and the paperwork
We look at the property, the lease if there is one, the rent history you share and the repair picture. We may ask follow-up questions.
You receive a written offer
A price, who pays what at closing, and the date. If there is a tenant, the offer says how the lease is handled.
A local title company closes it
An Arizona title company holds the money and the deed. You see the settlement statement before you sign.
Cash purchase or payment takeover
Most owners assume the only choice is cash. For some rental houses there is a second route: instead of paying off your existing mortgage with the sale proceeds, we take over the payments on it. That can make sense when the loan balance is close to what the house is worth, when the rate on your loan is attractive, or when you simply want out of the monthly obligation without needing a big check.
It is not available on every house and not every owner should do it. Whether it works depends on your loan paperwork and on advice from an Arizona real estate attorney, which we encourage you to get for any deal we propose. We explain both routes side by side on the cash offer page, including who is on the hook for what after closing.
Cash
You are paid at closing, your mortgage is paid off, and your name comes off the property.
Payment takeover
We make the payments on the loan going forward. The attorney and title company document who is responsible for what.
Either way, on paper
Both routes are written down, reviewed by a title company and explained before you sign anything.
Taxes: a flag, not advice
A rental sale can create tax questions an owner-occupied sale does not. Owners sometimes ask about depreciation they have claimed over the years, about whether a like-kind exchange under Section 1031 is possible, and about how the timing of closing affects the tax year. Those are real topics, and each has rules and deadlines. They are also not our field.
So here is what we will do: tell you early that a timeline exists, give you a realistic date range, and let you take it to a CPA or tax attorney before you commit. Please talk to your tax pro before you sign anything on a rental, not after. Nothing on this site is tax, legal or financial advice.
Where we buy
We focus on San Tan Valley only, in ZIP codes 85140, 85143 and 85144. That is a big area with many different kinds of rental, from older sections with aging air conditioners to newer homes in tight subdivisions. If you are not sure which part yours falls in, the San Tan Valley overview explains how we think about the area, and the local pages on Johnson Ranch and Pecan Creek go deeper on two well-known communities.
Not sure we cover your address? Send it anyway. A quick look costs you nothing, and our FAQ page answers the questions landlords ask most. If you would rather talk, the contact page has everything you need to reach us.
Quick answers
Can you buy a rental house with a tenant still living in it?
Yes. A signed lease does not prevent a sale. We review the lease and how the unit is occupied and build the offer around it.
Do I have to evict my tenant first?
No. Please do not start or finish any legal process on our behalf. If a process is already under way, tell us where it stands and an attorney can advise you.
What if my tenant is behind on rent?
Tell us. It affects the numbers, but it does not disqualify the house. Unpaid rent is a common landlord problem, not a disqualifier.
Do you list the house on the market?
No. We are a direct buyer. Nothing is posted, nobody tours the home and there is no sign in the yard because of us.