We buy houses in Knoxville and East Tennessee — any condition
You do not need to fix the roof, replace the HVAC, empty the house, or let strangers walk through it on a Sunday afternoon. We buy exactly as it sits, pay the closing costs, and let you choose the day you hand over the keys.
The houses we buy
Post-war brick ranches in Fountain City and Inskip. Mill houses in South Knoxville. Farmhouses in Corryton and Blaine that a family held for three generations. Rentals in Lonsdale where the last tenant left in a hurry. Fire-damaged houses in Maryville waiting on an insurance settlement that will never cover a full rebuild.
The common thread is that a traditional sale would demand money and time the owner does not want to spend. A lender will not fund a house with an active roof leak. An agent will tell you to spend twelve thousand dollars before listing. An inspection report on a 1958 house with the original electrical panel makes retail buyers walk. We already assumed all of that.
What you don't pay
No commission, so nothing comes off the top. No repairs before or after inspection. No cleanout, staging, photography, or holding costs while it sits. No closing costs on your side — we cover the standard ones. And no fee to get the offer.
When we tell you not to sell to us
If your house is in decent shape, in a strong Knox County neighborhood, and you are not in a hurry, listing with a good agent will very likely net you more money than we can offer. We say so in writing when that is the case. Our business only works when the property genuinely needs what we bring: speed, cash, and a willingness to take on a mess.
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 | |
Selling your house — common questions
Houses we buy by town
- Farragut
- Powell
- Halls Crossroads
- Karns
- Corryton
- Mascot
- Strawberry Plains
- Seymour
- Rockford
- Louisville
- Alcoa
- Maryville
- Concord
- Solway
- Heiskell
- Bearden
- Fountain City
- West Hills
- South Knoxville
- North Knoxville
- East Knoxville
- Hardin Valley
- Gibbs
- Ball Camp
- Cedar Bluff
- Norwood
- Inskip
- Lonsdale
- Vestal
- Burlington
- Holston Hills
- Clinton
- Oak Ridge
- Lenoir City
- Kodak
- Friendsville
- Norris
- New Market
- Blaine
- Luttrell
- Sevierville
Find out what your house is worth to us
One call or one form. A written, itemized offer with no obligation and no pressure.