We buy land
Vacant lots, acreage, hunting tracts, farmland, landlocked parcels, inherited ground, and land with delinquent taxes. We buy without survey requirements or bank approval, and we handle back-tax payoffs at closing.
Sell my land
Knoxville & East Tennessee · Locally owned
We buy land and houses for cash in East Tennessee
Any condition, any situation. No commissions, no repairs, no cleanout, and no showings. You pick the closing date — or take monthly payments instead of a lump sum.
- Written offer within 24 hours
- Close in as little as 7 days
- We pay all closing costs
- Leave anything you don't want
- 180+properties purchased
- 9 yrsbuying in East Tennessee
- Locally ownednot a national lead network
- $0fees, commissions or repairs
How it works
Four steps, no surprises, and nothing you have to fix or clean first.
- 1
Tell us about the property
Two minutes on the form or one phone call. Address, rough condition, and how soon you want to be done.
- 2
We research and walk it
We pull your county's assessor and register of deeds records, check for liens and back taxes, and look at the property. One visit, no crowds.
- 3
Get a written, itemized offer
Cash offer or a monthly payment offer — or both, side by side. Itemized so you can see how we got there. Good for 7 days, zero obligation.
- 4
Close on your date
A local title company handles closing. You pick the day. Funds are wired or you take a check at the table.
We buy houses
Inherited houses, probate, divorce, foreclosure, fire and water damage, code violations, hoarder houses, and rentals with tenants still in them. Condition genuinely does not matter.
Sell my houseNobody else in Knoxville offers this
We also buy on monthly payments
Some sellers don't want one large check. An installment sale — seller financing — lets you receive payments over months or years instead, with interest, so the gain may be recognized as payments arrive rather than all at once.
Predictable monthly income
A fixed deposit on the same day every month for the length of the term you choose.
Spread the tax year
Taking the full price in one year can push the entire gain into that year. Payments may let gain be recognized as they arrive.
No more bills
No property tax, no mowing, no maintenance. We take those over the day we close.
Secured by the property
The note is secured by a recorded deed of trust against the land itself.
This information is general and educational. We are not attorneys, CPAs, or tax advisors, and nothing on this site is tax or legal advice. Individual results depend on your specific circumstances. Please consult a qualified tax professional before making a decision.
We buy in every situation
If any of these describe where you are right now, you are exactly the person we help.
- Repairs you can't afford
- Problem tenants
- Downsizing
- Bankruptcy
- Foreclosure
- Health or care needs
- Retirement
- Inherited property
- Job loss
- Relocating
- Fire or storm damage
- Divorce
How we calculate our offer — the actual formula
Most cash buyers promise transparency. Here is ours, written out, with a real example on a Knoxville house that would be worth $265,000 renovated.
- After-repair value (ARV)
- What the property is worth once it is fully renovated, based on recent sales of comparable homes in your specific neighborhood — not a county-wide average.
- $265,000
- − Repair budget
- Real contractor pricing for the actual work: roof, HVAC, electrical, plumbing, kitchen, baths, flooring, paint, and the crawlspace nobody wants to talk about.
- − $58,000
- − Holding & selling costs
- Property taxes, insurance, utilities, and financing while we renovate, plus the commission and closing costs we pay when we resell. Typically about 10% of ARV.
- − $26,500
- − Our profit
- We are a business and we take a risk on every project. We target roughly 10–12% of ARV. Not a secret, not a formula we hide behind.
- − $29,000
- = Your cash offer
- Written, itemized, and good for 7 days. No obligation to accept it.
- $151,500
On land the formula is simpler: market value based on comparable parcel sales, minus access, utility, survey and entitlement costs, minus holding costs and our margin. Either way, you get the breakdown in writing — and if listing with an agent would net you more, we will tell you that too.
See what your property would bringSelling with an agent vs. selling to WC Atlas
A higher list price is not the same as more money in your pocket. Here is the honest side-by-side.
| Selling with an agent | Selling to us | |
|---|---|---|
| Commissions & fees | 5–6% of the sale price | None — zero fees, ever |
| Who pays closing costs | You, typically 1–3% | We do |
| Inspection & financing contingencies | Yes — a common reason sales fall through | None. We pay cash |
| Appraisal needed | Yes, and low appraisals kill deals | No appraisal |
| Average days until sold | 45–90+ days in Knox County | 7–21 days |
| Number of showings | 10–25 strangers walking through | One walkthrough. That's it |
| Closing date control | The buyer's lender decides | You pick the date |
| Who pays for repairs | You, before and after inspection | We do. Sell it exactly as it sits |
| See both numbers before you decide. We will tell you when listing is the better move. | Get my cash offer | |
What sellers say
Real sellers, real situations, first names and towns as they asked us to publish them.
"Mom's house in Fountain City had fifty years of stuff in it and I live in Michigan. They bought it as-is, cleared it out themselves, and wired my share three weeks after I called. I never flew down once."
"I owned eleven acres in Corryton my grandfather left us. Four cousins on the deed, no probate ever filed. Their title attorney untangled it and everybody got a separate check at closing."
"I took the monthly payment option on my Sevier County lot instead of a lump sum. I get a deposit on the first of every month now instead of a tax bill every October. Wish I'd done it ten years ago."
"Sale date was published in the paper and I had eighteen days. They talked to my servicer, got the payoff, and closed with time to spare. I walked away with equity instead of a foreclosure on my record."
"Two tenants who hadn't paid in four months and an eviction already filed. They bought it with the tenants still in place and took the whole mess off my hands. I'm done being a landlord."
"The kitchen fire made it unlivable and the insurance check covered maybe half of what a rebuild would cost. They bought it damaged and I kept the settlement. Straightest people I dealt with in that whole ordeal."
Where we buy in East Tennessee
Pick your town for local tax rates, parcel notes, and what we are buying there right now.
Cities & communities
Frequently asked questions
Find out what your property is worth to us
One call or one form. A written, itemized offer with no obligation and no pressure.