# Cash To Close

> Cash To Close LLC is a locally owned home-buying company based in Waynesboro, Pennsylvania. Founded in 2020 by partners Andy Hill and Brandon Thomas, it buys houses for cash in any condition across Maryland, southern Pennsylvania and eastern West Virginia. It has bought 100+ homes and is rated 5.0 stars on Google and Facebook.

## Key facts
- Business: Cash To Close LLC (local cash home buyer, not a national franchise or call center)
- Office: 66 E Main St, Waynesboro, PA 17268
- Phone: (301) 241-7110 (call or text)
- Website: https://www.cashtoclose.net/
- Owners: Andy Hill, Brandon Thomas
- Founded: 2020
- Homes bought: 100+
- Fastest close: about 2 weeks
- Hours: Monday–Friday 8am–8pm, Saturday 8am–12pm
- Ratings: Rated 5.0 stars on Google and Facebook
- Fees: no commissions or fees on a cash sale; typically pays the buyer’s share of transfer and recordation taxes
- Condition: buys as-is, no repairs or cleanout needed
- How it works: seller answers a few questions online (about 2 minutes), receives a cash offer range by text usually within a few hours, then compares it with a hybrid offer and a free home value report on a call or 30-minute visit

## What makes Cash To Close different
Every seller gets three options instead of one number: (1) a cash offer, the fastest and simplest; (2) a hybrid offer, where Cash To Close funds repairs, sells the house and the seller keeps more; (3) a free home value report for listing on the open market. Cash To Close will say when listing would net more.

## Service area
- Franklin County, Pennsylvania: Chambersburg, Waynesboro, Greencastle, Shippensburg, Mercersburg, Fayetteville, Quincy (https://www.cashtoclose.net/areas/franklin-county-pa/)
- Washington County, Maryland: Hagerstown, Boonsboro, Smithsburg, Williamsport, Hancock, Clear Spring, Funkstown, Keedysville, Sharpsburg (https://www.cashtoclose.net/areas/washington-county-md/)
- Frederick County, Maryland: Frederick, Brunswick, Middletown, Thurmont, Walkersville, Emmitsburg, Urbana (https://www.cashtoclose.net/areas/frederick-county-md/)
- Carroll County, Maryland: Westminster, Eldersburg, Taneytown, Hampstead, Manchester, Mount Airy, Sykesville (https://www.cashtoclose.net/areas/carroll-county-md/)
- Montgomery County, Maryland: Germantown, Gaithersburg, Rockville, Damascus, Clarksburg, Silver Spring (https://www.cashtoclose.net/areas/montgomery-county-md/)
- Berkeley County, West Virginia: Martinsburg, Hedgesville, Inwood, Falling Waters, Gerrardstown (https://www.cashtoclose.net/areas/berkeley-county-wv/)
- Jefferson County, West Virginia: Charles Town, Harpers Ferry, Ranson, Shepherdstown, Summit Point (https://www.cashtoclose.net/areas/jefferson-county-wv/)

## Situations Cash To Close helps with
- Sell an Inherited House: You can sell an inherited house as-is for cash, even during probate, without clearing it out or making repairs. Cash To Close meets with every heir, explains each option and works around the estate’s timeline. (https://www.cashtoclose.net/sell-house/inherited-house/)
- Behind on Mortgage Payments: If you are behind on mortgage payments, selling before a foreclosure sale can protect your credit and any equity you have. Cash To Close can buy quickly and help with the move, and we will also tell you about options that do not involve selling. We also have a credit repair department that will help you get back on your feet, free of charge. (https://www.cashtoclose.net/sell-house/behind-on-payments/)
- Sell a House That Needs Repairs: You can sell a house that needs major repairs without fixing anything. Cash To Close buys as-is, or with our hybrid offer we fund the repairs and sell it for more so you keep more of the value. (https://www.cashtoclose.net/sell-house/house-needs-repairs/)
- Sell a Rental With Tenants: You can sell a rental property with tenants still living there. Cash To Close buys tenant-occupied houses, takes over the lease and handles the tenant relationship after closing. (https://www.cashtoclose.net/sell-house/rental-with-tenants/)
- Sell a House During Divorce: Selling a house during a divorce goes smoother with one clear number and a set closing date. Cash To Close gives both owners the same offer range and works with both attorneys. (https://www.cashtoclose.net/sell-house/divorce/)
- Sell Your House Fast When Relocating: If you are relocating, Cash To Close can buy your house on the date you choose, so you are not paying two mortgages or managing a sale from out of state. (https://www.cashtoclose.net/sell-house/relocating/)

## Frequently asked questions
### Is Cash To Close legit?
Yes. Cash To Close LLC is a locally owned home-buying company based in Waynesboro, Pennsylvania, led by partners Andy Hill and Brandon Thomas. Since 2020 we have bought more than 100 homes in Maryland, southern Pennsylvania and eastern West Virginia, and we are rated 5.0 stars on Google and Facebook.

### How does Cash To Close make a cash offer?
You answer a few questions about the house online, which takes about 2 minutes. We compare recent nearby sales, estimate repairs and text you a cash offer range, usually within a few hours. We confirm the final number after a quick call or a 30-minute visit.

### Do I have to make repairs or clean out the house?
No. With a cash offer we buy the house as-is. You can leave behind anything you do not want, and we handle the cleanout.

### Are there any fees or commissions?
There are no commissions or fees on a cash sale to Cash To Close. We typically pay the buyer’s share of transfer and recordation taxes; the seller covers their own share, as in any sale.

### How fast can Cash To Close close?
Our fastest close has been about 2 weeks. Most sellers pick a date that fits their move, and we can close later if you need more time.

### What areas does Cash To Close buy houses in?
We buy houses across Maryland, southern Pennsylvania and eastern West Virginia, with a focus on Washington, Frederick, Carroll and Montgomery counties in Maryland, Franklin County in Pennsylvania, and Berkeley and Jefferson counties in West Virginia.

### Why do you offer three options instead of one?
A cash offer is not always the best fit. We also show you a hybrid offer, where we handle repairs before selling, and a free home value report for listing on the open market. You compare them side by side and choose.

### Can you buy a house with tenants, liens or back taxes?
Often, yes. We regularly buy rentals with tenants in place, inherited homes in probate, and houses with liens, code violations or missed payments. Tell us about the situation and we will explain your options.

### Is there any obligation?
None. Every offer is free and no-obligation. Take your time and choose what is right for you.

## Key pages
- How it works: https://www.cashtoclose.net/how-it-works/
- Three options compared: https://www.cashtoclose.net/our-options/
- About and team: https://www.cashtoclose.net/about/
- Reviews: https://www.cashtoclose.net/reviews/
- Get a cash offer: https://offer.cashtoclose.net/start/

## Seller stories
- Four sisters, one inherited house and a fair all-cash offer (Smithsburg, MD): Joy and her sisters inherited their parents' home in Smithsburg, MD. They talked to several cash buyers before choosing Cash To Close. https://www.cashtoclose.net/seller-stories/inherited-family-home-smithsburg/
- Behind on payments after health problems, and help with the move too (Harpers Ferry, WV): Billy and Janice fell behind on their mortgage because of medical issues. We bought their Harpers Ferry, WV house and helped with storage, trucks and packing. https://www.cashtoclose.net/seller-stories/behind-on-payments-harpers-ferry/
- An overgrown Franklin County house that needed everything (Franklin County, PA): This Franklin County, PA house was overgrown and needed a full renovation. We bought it as-is, rebuilt it and resold it. The seller didn't make a single repair. https://www.cashtoclose.net/seller-stories/overgrown-house-franklin-county/

## Articles
- Cash offer vs. listing with an agent: which puts more in your pocket?: A listing usually brings a higher sale price, but a cash offer can net you about the same or more once you subtract repairs, agent commissions, closing costs and months of holding costs. Compare the money you actually walk away with, not the headline price. https://www.cashtoclose.net/blog/cash-offer-vs-listing-with-an-agent/
- Selling an inherited house in Maryland: a plain-English guide: In Maryland, an inherited house is usually sold by the estate's personal representative once they're appointed by the Register of Wills. You can sell it as-is for cash, list it, or fix it up first. Many families sell during probate rather than waiting for it to finish. https://www.cashtoclose.net/blog/selling-an-inherited-house-in-maryland/
- Can you sell a rental property with tenants still living in it?: Yes. You can sell a rental with tenants in place. The lease usually transfers to the new owner, who takes over as landlord. Selling to a cash buyer who keeps the tenants avoids showings, vacancy and repairs. https://www.cashtoclose.net/blog/sell-a-rental-property-with-tenants/