How fast can you close?

We can close in as little as 14 days once we're under contract. If you need more time to move, we can close on your timeline — up to 90 days out.

Do I need to make repairs before selling?

No. We buy houses as-is. You don't need to paint, clean, fix anything, or even empty the house. Whatever you leave behind, we handle.

How do you come up with your offer?

We run comparable sales in your neighborhood, estimate repair and holding costs, and back out a fair profit margin. We'll walk you through the math — no black-box numbers.

What if my house is behind on payments or has liens?

We regularly buy houses with back-owed taxes, liens, code violations, or pre-foreclosure situations. Title issues don't scare us — we handle them at closing.

Florida & Utah · Direct Cash Buyers

Sell your house for cash. No repairs. No showings. No games.

We're local real estate investors who buy houses as-is. Submit your property and we'll get you a fair cash offer within 24 hours — close in as little as 14 days.

✓ As-is — don't fix, paint, or clean a thing
✓ No agent commissions or closing-cost surprises
✓ You pick the closing date
✓ Real humans — not a faceless home-buying app

24 hrs Offer turnaround

14 days Fastest close

0% Fees to you

Get your cash offer

Takes ~60 seconds. We review every property ourselves.

Where's the property?

Street address *

City *

State *

ZIP

Tell us about the property

Property type *

Current condition *

How fast do you want to sell? *

Reason for selling (optional)

Where should we send the offer?

Your name *

Phone *

Email *

If you have a number in mind (optional)

Anything else we should know? (optional)

By submitting, you agree to be contacted about your property. No spam. We'll never sell your info.

How it works

Three steps. No surprises.

1

Submit the property

Fill out the form above with the basics. It takes about a minute. If we need more detail we'll call you — no forms within forms.
2

We run the numbers

We pull comps, estimate repair costs, and size up holding costs. Usually within 24 hours you'll have a cash offer range and a clear explanation of how we got there.
3

You pick the close date

If the numbers work, we sign. Close in as little as 14 days with a local title company, or pick a date that fits your move — up to 90 days out.

Why sell to us

Cash sale vs. listing with an agent

Selling fast isn't always the right move. But when it is, here's the honest comparison.

Sell to Umbrella Place

Time to close: 14–30 days
Showings: One walkthrough, at your convenience
Repairs: None — we buy as-is
Commissions: $0
Closing costs: Negotiable — written into the offer
Offer certainty: Cash, no financing contingency
Appraisal risk: None

Listing with an agent

Time to close: 60–120+ days
Showings: Dozens, often with short notice
Repairs: Usually required pre-listing and post-inspection
Commissions: 5–6% of sale price
Closing costs: Seller typically pays 1–3%
Offer certainty: Contingent on buyer financing
Appraisal risk: Deals fall through on low appraisals

Who you're dealing with

Real people. Local. Accountable.

Umbrella Place is run by two brothers — a Navy pilot turned software engineer and a former Army intelligence officer turned SaaS founder. We live in Florida and Utah, we invest here, and our names and phone numbers are on every page of this site.

We're not a national home-buying app. We don't flip you to a stranger for a fee. We buy the house ourselves, and we're willing to walk you through exactly how we got to our offer.

Zachary Smith Florida · (850) 706-0145

Cole Smith Utah · (801) 613-2659

Important to know

How we work — in plain English

We're investors, not your agent

Umbrella Place is a real estate investor buying houses for our own portfolio. We're not real estate agents or brokers, we're not representing you in the transaction, and we don't owe you a fiduciary duty. You're free to list with an agent, get multiple offers, or walk away from us at any time.

Why our offer is below retail

Our cash offer reflects the after-repair value of the home minus the cost of renovations, holding costs while we own it, closing/resale costs, and a margin for the risk we take on. We'll walk you through the math line-by-line if you ask. If maximizing top-line price matters more than speed and certainty, listing on the open market is usually the better path — and we'll tell you that.

Get a second opinion

Before signing anything, we encourage you to consult a real estate attorney, a trusted agent, or a family member you trust. You're welcome to get an independent inspection or appraisal at any time. There is never pressure to sign on the spot — offers are good for at least 7 days from the date we send them.

Florida & Utah only (right now)

We're a local cash buyer in Florida (primarily the Gulf Coast) and Utah (primarily the Wasatch Front and Utah County). For other states we'll either pass or refer you to an investor we trust. We won't waste your time pretending to buy somewhere we don't operate.

What happens to your information

The information you submit through this form goes only to Cole and Zach Smith. We don't sell, trade, or share your contact information with third parties. If you ask us to delete your record, we will. See our privacy policy for the full text.

Not legal or tax advice

Selling a home has legal and tax consequences specific to your situation — especially with inherited property, joint ownership, divorce, pre-foreclosure, or a 1031 exchange. Nothing on this page is legal, tax, or financial advice. Please consult a licensed professional for your specific circumstances.

FAQ

Common questions

How fast can you actually close?

14 days is our floor once we're under contract. That assumes clean title and a cooperative title company. If title is messy or you want more time, we work around your timeline — up to about 90 days out.

Do I have to make any repairs?

No. You can leave trash, furniture, appliances, anything you don't want. We mean "as-is" literally. The only thing you need to do is get us the keys.

What about commissions and closing costs?

No agent commissions and no listing fees. Closing costs are negotiable — whatever we agree to is written into the offer up front, so there are no surprises at the table. Your net proceeds are the offer minus any existing mortgage payoff and liens.

How do you calculate the offer?

ARV (after-repair value based on recent comparable sales) minus estimated repairs, minus holding/closing costs, minus our margin. We'll walk you through every number. No black boxes.

What if I'm behind on payments or have liens?

We deal with this regularly. Pre-foreclosure, tax liens, code violations, probate — none of these kill a deal. We sort it out at closing through the title company.

What if I have tenants in the property?

Not a problem. We buy occupied properties all the time. We can close with the tenants in place or help coordinate a cash-for-keys if that's what you prefer.

Do you buy outside Florida and Utah?

Those are our primary markets. We'll look at other states case-by-case — select "Other" on the form and we'll tell you straight up whether we can help or refer you to someone we trust.