Crossroads Cash Offer

We buy homes. You get cash.

Sell your Indiana house for cash, fast and as-is — on your timeline.

Receive a written cash offer, see exactly how the number was calculated, and compare it with your other selling options. No repairs, no showings, and no pressure to accept.

to request an offer
2 MINto request an offer
fees & commissions
$0fees & commissions
no repairs or showings
AS-ISno repairs or showings

Get your cash offer

Start with your address — see your options and request a written offer.

Free, no obligation. It takes about 2 minutes — no long form to start.

No fees · No obligation · No repairs

Prefer to talk? (317) 555-0187
Written offer breakdown Buyer identity disclosed Proof of funds available You choose the closing date No repairs · no pressure

Your options, side by side

Three clear ways to sell — and an honest look at each

A direct cash offer trades some potential price for speed, certainty, and convenience. It is not always the highest-price option, and we'll tell you when another path nets you more.

Direct Cash Offer

Direct Cash Purchase

We buy your house directly, as-is. You trade some potential price for speed, certainty, and zero seller responsibility.

Timeline
As fast as 7–21 days, or a date you choose
Repairs
None — we buy as-is
Price tradeoff
Typically below full retail in exchange for convenience & certainty

Best for

  • Speed and a firm closing date
  • No repairs, cleaning, or showings
  • Difficult condition or complicated circumstances
  • Tenant issues or unwanted belongings
Certainty: HighestSee my direct cash offer
Sell As-Is for More

As-Is Market Option

Pursue more than the direct cash price without major renovations — accepting some added time and transaction variability.

Timeline
Typically longer than a direct purchase
Repairs
Little to none, depending on strategy
Price tradeoff
Potentially higher than direct cash, with less certainty

Best for

  • Sellers who want to try for a higher number
  • No desire to complete major renovations
  • Some flexibility on timeline
  • Comfort with limited access or marketing
Certainty: ModerateAsk about the as-is market option
Full-Market Listing

Full-Market Listing

List through an affiliated licensed brokerage for maximum exposure when time allows and the property is reasonably marketable.

Timeline
Longest — market-dependent
Repairs
Optional prep may lift price
Price tradeoff
Often the highest gross price; costs & time reduce net

Best for

  • Sufficient time to sell
  • A reasonably marketable property
  • Desire for maximum buyer exposure
  • Willingness to tolerate showings and contingencies
Certainty: Market-dependentExplore a full-market listing

How it works

Four simple steps — no surprises

From your first message to your closing date, you always know what happens next and why.

  1. 1

    Tell us about the property

    Share the address and a few details. It takes about two minutes and there is no obligation.

  2. 2

    Review the property and your goals

    We confirm condition and understand what matters most to you — price, speed, timing, or simplicity.

  3. 3

    Receive a written offer and option comparison

    You get a written cash offer, a breakdown of how we calculated it, and an honest comparison of your other paths.

  4. 4

    Choose your path and closing date

    If a direct sale is best, you pick the closing date. If another option nets you more, we tell you.

The Offer Workshop

Your offer should not be a mystery

Before we hand you a number, we walk through exactly what shapes it. When you can see the math, you can decide with confidence.

See how we calculate offers
  • Estimated resale or market value
  • Property condition
  • Repairs needed
  • Holding costs
  • Transaction costs
  • Risk
  • Your priorities
  • Likely net proceeds
  • Selling alternatives
Offer Integrity Guarantee

The Crossroads Offer Integrity Guarantee

Your offer should not be a mystery, and it should not change on you without a clear, documented reason. These are the commitments we make to every seller.

  • Written offer terms

    Your offer is delivered in writing with the terms spelled out — not a number over the phone.

  • Buyer identity disclosed

    You know the legal entity making the offer and who is responsible for closing.

  • Assignment rights disclosed

    If the contract can be assigned, we tell you up front and explain what that means.

  • No hidden service fee

    The offer is the offer. We do not bury a service fee that quietly lowers your net.

  • No required repairs

    We buy as-is. You are never asked to fix, clean, or stage anything.

  • No unexplained price reduction

    We will not reduce a price without a material, documented reason we can show you.

  • Proof of funds available

    You can verify our ability to close before you commit to anything.

  • No pressure to accept

    There is no deadline gimmick and no obligation. Take the time you need.

  • Seller-selected closing date

    On a direct purchase, you choose the closing date that fits your life.

  • Independent advisors welcome

    Bring your attorney, accountant, or a trusted advisor into the conversation any time.

⚑ Attorney review required

These guarantee commitments are drafts and must be reviewed by an Indiana attorney before being presented as binding promises. Final wording will be confirmed on the Offer Integrity Guarantee page.

A note from Devan

Why we built Crossroads the transparent way

A short introduction from our founder on why cash is useful but not always the best option, and why Indiana sellers deserve to understand the offer, the buyer, and their alternatives.

Devan Lunceford — founder introduction

Video placeholder — real footage will be added here.

  • Why Crossroads was created
  • Indiana real estate experience
  • When cash isn't best
  • Handling difficult properties
  • What sellers can expect

See the tradeoff

Compare your likely net — not just the sticker price

The highest sale price is not the highest net. This educational example shows how costs, time, and risk change what actually reaches your pocket on a hypothetical $250,000 home.

Sale price$195,000$225,000$250,000
Commission—($11,250)($12,500)
Seller closing costs—($2,500)($3,000)
Repairs——($15,000)
Concessions—($4,000)($5,000)
Cleanout—($1,000)($1,500)
Holding costs—($3,500)($6,000)
Estimated net$195,000$202,750$207,000
Timeline · showings · risk7–21 days · None · None (cash)45–90 days · Limited · Some60–120+ days · Yes · Buyer financing
Direct cash purchase
$195,000
As-is market option
$202,750
Full-market listing
$207,000
Run the numbers on your home

Educational estimate only. Not an offer, appraisal, or guarantee. Your actual results depend on your property, the market, and the terms you choose.

Real seller stories

How real Indiana sellers chose their path

Documented transactions — the situation, the options considered, what we handled, and the outcome. Published only with the seller's permission.

Property photo placeholder
Awaiting verified details
Central Indiana (example)Single-family, inherited

Inherited property, out-of-state heirs

Condition
Dated, full of belongings
Chose
Awaiting verified transaction details
Timeline
Awaiting verified details

“Awaiting verified seller quote (published only with permission).”

Property photo placeholder
Awaiting verified details
Central Indiana (example)Rental / small multifamily

Tired landlord, tenants in place

Condition
Deferred maintenance
Chose
Awaiting verified transaction details
Timeline
Awaiting verified details

“Awaiting verified seller quote (published only with permission).”

Property photo placeholder
Awaiting verified details
Central Indiana (example)Single-family, major repairs

Home needing major repairs

Condition
Roof/foundation/systems
Chose
Awaiting verified transaction details
Timeline
Awaiting verified details

“Awaiting verified seller quote (published only with permission).”

View all case studies

Less to carry

Take what matters. Leave the rest.

Clearing out a house is exhausting — especially an inherited or long-held home. In most cases, you can take what you want and leave ordinary furniture, belongings, and unwanted contents behind.

How leaving items works
  • Ordinary furniture and household items
  • Belongings you don't want to move
  • Clutter, appliances, and everyday contents

Some items need separate review

Hazardous materials, vehicles, biohazards, or unusual items may require separate handling. We'll tell you clearly what can stay and what can't.
  • Short courtesy occupancy after closing
  • Leaseback options in some transactions
  • Escrow holdbacks where appropriate
  • Clear terms on insurance and utilities
  • A written move-out agreement
Not available on every transaction. Ask about your situation and we'll tell you what's possible.

Room to breathe

Need to stay a little longer after closing?

Moving on a hard deadline adds stress you may not need. Depending on the transaction, we can sometimes give you time in the home after closing.

Ask about staying after closing

Nearly any condition

We buy homes other buyers walk away from

You never make a repair, pass an inspection, or clean a thing. These are examples of what we regularly review — not a guarantee for every property.

  • Roof damage

    No repairs required before we buy.

  • Fire damage

    We review fire-damaged homes case by case.

  • Water damage

    Active leaks, flooding history, and mold considered.

  • Foundation problems

    Settling, cracks, and structural concerns.

  • Code violations

    Open violations and citations reviewed with you.

  • Outdated interiors

    No updating, cleaning, or staging needed.

  • Tenant damage

    Occupied or damaged rentals welcome.

  • Heavy contents

    Leave what you don't want (ordinary items).

  • Vacant properties

    Long-vacant and unsecured homes considered.

  • Unfinished renovations

    Half-completed projects and permits reviewed.

  • Probate properties

    We work alongside the estate's timeline.

  • Small multifamily

    Duplex, triplex, and quadplex — occupied or vacant.

Reviews

Verified reviews only — never a fake carousel

We show real reviews from real Indiana sellers, with their source and date. We would rather show fewer honest reviews than invent them.

Verified reviews are on the way.

We're gathering reviews from real sellers and will link each one to its source. Want references before you decide? Ask us — we're happy to connect you with past sellers.

Read our reviews

Proof, not promises

Properties we've purchased

A local map and gallery of homes we've actually bought across Central Indiana — populated only with verified purchases and real photography.

Our purchase map is being built.

We'll show verified homes we've purchased with real photos — no stock images, no fake pins. Want to see comparable purchases now? Ask and we'll share what we can.

See purchased properties

Where we buy

Serving Indianapolis & Central Indiana

We focus on Central Indiana and can help statewide by request. Choose your city for local details, common situations, and nearby areas.

Don't see your town? We serve the surrounding counties too — just ask.

The questions others avoid

Straight answers to the hard questions

Most cash-buyer sites hide these. We put them front and center — because a seller who understands the deal makes a better decision.

See all questions
Why is a cash offer lower than retail value?
A direct cash offer typically exchanges some potential price for speed, certainty, and convenience. We buy as-is, cover many closing costs, take on the repair and holding risk, and remove showings and financing contingencies. That value has to come from somewhere, so the number is usually below what a fully renovated home might fetch on the open market after months of effort and cost. We show you the math so you can decide if the tradeoff is worth it.
Will Crossroads actually purchase the property?
We make offers we intend to close, and proof of funds is available so you can verify our ability to perform. We disclose the buying entity and who is responsible for closing before you commit.
Can the contract be assigned?
We disclose assignment rights up front. If a contract can be assigned, we explain what that means for you and who would ultimately be responsible for closing. This is exactly the kind of thing anonymous buyers hide — we put it in writing.
Can the offer change after I accept?
Under our Offer Integrity Guarantee, we will not reduce a price without a material, documented reason we can show you. If something significant and previously unknown is discovered, we explain it plainly rather than quietly cutting the number at closing.
Can I cancel?
We build our process around no pressure. Cancellation terms depend on the signed agreement and Indiana law; we are drafting a voluntary reconsideration window and will state the exact terms once they are attorney-reviewed.
Do I need an attorney?
You are always welcome to involve an attorney, accountant, or trusted advisor. We are not your attorney and do not provide legal advice. For probate, liens, title, or tax questions, independent professional advice is a good idea.
Can I leave belongings behind?
In most cases you can take what matters and leave ordinary household items, furniture, and unwanted contents. Hazardous materials, vehicles, biohazards, or unusual items may require separate review.
Can I stay after closing?
Sometimes. Depending on the transaction, options can include a short courtesy occupancy, a leaseback, or an escrow holdback. It is not guaranteed on every deal — ask and we will tell you what is possible for your situation.

Know your options before you sell

Get a written cash offer, see how it was calculated, and compare it with your other paths. No pressure, no obligation.

Free, no obligation. It takes about 2 minutes — no long form to start.

Or call a local Indiana home buyer: (317) 555-0187
CallGet offer