No agent commission. No repair bill. No lender that can pull out three weeks in.
Step 1 of 3 · About a minute · No obligation
On a retail sale the price is not what you keep. Commission, repairs asked for after inspection, concessions, and months of carrying costs all come out first.
A direct cash purchase takes those out. Whether it nets you more depends on the house, and we’ll be straight with you if it doesn’t.
Submit the address, we work out what the property is really worth to a buyer, and you get a written offer. No showings, no repairs, no agent involved at any stage.
Tell us the address and a little about the situation. Someone on the seller side reviews it and gets in touch to understand the condition, your timeline, and what you actually need to walk away with — before any numbers get discussed.
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Three things set the number: the condition of the property and what the work will actually cost, the timeline you need, and the criteria of the buyers in our network. We match your property to the buyer whose terms fit your situation rather than running it through one company’s buy box.
Closing happens at a title company on a date you choose — in as little as 14 days, or on a 30 to 45 day timeline if you need longer to plan your move. You keep your proceeds free of commission and closing costs, you leave what you don’t want, and we handle the paperwork and tell you what to expect at each stage.
Sellers Choice signs the purchase contract as the buyer and matches your property with the investor in our network whose terms best fit your situation. That investor pays our fee at closing. You’ll see this stated in writing in your agreement before you sign anything.
Pick the one that fits. They all end the same way — you tell us about the property, and we come back with what your options actually are.
You don’t have to clear it out or fix anything first. We buy with the contents still inside, and we work alongside the attorney handling the estate. If it’s still in probate, say so — that’s common and it doesn’t stop a sale.
Start with the address →Tell us where things stand and we’ll walk through what’s actually available to you. Sometimes selling is the right move and sometimes it isn’t — we’ll tell you which. The earlier you ask, the more room there usually is.
Start with the address →Roof, foundation, fire, water, mold — condition is never the reason we walk away. You repair nothing, clean nothing, and show it to no one. And if the numbers work out better fixing it first, we can fund the repairs and sell it on the open market instead.
Start with the address →We work with buyers who take properties with tenants in place, so finishing an eviction isn’t something you need to do first. Behind on rent, month to month, or a lease with time left on it — tell us the arrangement and we’ll work to it.
Start with the address →A sale on a set date gives both sides a number and a deadline to plan around. We keep the communication even-handed and deal with whoever each side asks us to. Attorneys can be copied on everything if that’s simpler.
Start with the address →You can stay after closing. We can push the closing date out, or arrange for you to stay on after the money has funded, so the cash is in hand before you have to move. Tell us how much time you need.
Start with the address →These are usually solvable — they just have to be found and cleared before a sale can close. We coordinate that cleanup with the title company. Normally it’s settled out of the sale proceeds rather than out of your pocket.
Start with the address →Vacant, boarded up, fire-damaged, or untouched for a decade — we look at it the same way. You don’t need to secure it, clear it, or make it presentable. If you’re paying to insure and maintain something you don’t use, that stops at closing.
Start with the address →Not a menu to pick from — just the things sellers assume will stop a sale, and what actually happens with each one.
Sellers Choice was started by a father and son. That’s not a marketing line — it’s why we work the way we do. Our name is attached to every deal we do in this market, and we’d rather lose one than have a seller feel like we took advantage of them.
Chris runs the seller side of the business. He and his team spend the time upfront to understand a seller’s situation before any numbers get discussed — the condition of the property, the timeline, and what the seller actually needs to walk away with. If a cash offer isn’t the right move, he’s the one who says so.
John came up through construction and has over twenty years in the field. He handles property condition assessment and deal strategy — what the work actually costs, what a buyer will have to put into it, and what that means for the offer a seller can expect. Knowing what’s behind a wall is why our numbers hold up.
Nick manages our investor network. Once we understand a seller’s situation, he finds the buyer whose criteria and terms fit it — timeline, price structure, condition tolerance. That matching is why we can bring a seller an offer shaped around their situation instead of around one company’s model.
Sellers should be able to verify who is making an offer on their house. These are the facts about Sellers Choice LLC, stated plainly.
Sellers Choice LLC is a registered limited liability company. Registration details are available from the Secretary of State in the state of formation.
We sign the purchase contract as the buyer and fund it through the locally owned and operating investors we represent. Our role is the buyer’s side of the table rather than an agency relationship, which is why your sale carries no commission.
Representing locally owned and operating investors since 2018, with 150+ sellers helped. We buy across Chattanooga, Cleveland, Signal Mountain, Rossville, Jasper, Fort Oglethorpe, Trenton and Ringgold.
Every purchase closes through a title company, with an ALTA settlement statement itemizing every dollar so a seller can see exactly where the money goes.
Homeowners in distress should also contact a HUD-approved housing counselor. It is free and it does not prevent a sale.
Disclosure: Sellers Choice LLC signs the purchase contract as the buyer, funded through the network of investors it represents, and may assign that contract to the investor whose terms best fit your situation. That investor pays our fee at closing. Cash offers are below full retail market value in exchange for speed, certainty, as-is condition and the elimination of commissions, repairs and closing costs. Nothing on this page is legal, tax or financial advice. Foreclosure procedure varies by case — consult a licensed Tennessee attorney regarding your specific circumstances.
Houses bought as-is, in the condition the seller left them. No repairs, no cleaning, no staging asked of anyone.
Side-by-side comparison of timeline, commissions, transfer taxes, repair exposure and closing risk for the three ways to sell a house in Chattanooga.
| Factor | Seller's Choice (direct cash sale) | Traditional Chattanooga agent listing | National iBuyer / online offer platform |
|---|---|---|---|
| Time to receive an offer | Within 24 hours | 14–60 days on market before an accepted offer | 24–72 hours (algorithmic, often revised after inspection) |
| Time to close | 7–14 days, seller picks the date | 60–90+ days from listing to closing | 14–45 days, platform picks the window |
| Agent commission | $0 | 5%–6% of sale price ($17,500–$21,000 on a $350,000 home) | 5%–8% service fee |
| Seller-paid closing costs | $0 — buyer pays | Transfer taxes, attorney and recording fees | Transfer taxes plus platform closing fees |
| Repairs and inspection credits | None — purchased as-is | Pre-listing repairs plus post-inspection credits, commonly $5,000–$25,000 | Repair deductions withheld from the initial offer after walkthrough |
| Cleanout / personal property | Leave anything behind | Full cleanout and staging expected | Broom-clean condition required |
| Showings and open houses | None | Ongoing showings for the full listing period | None, but a third-party inspection is required |
| Financing fall-through risk | None — no lender, no appraisal contingency | Buyer mortgage denial and low appraisals routinely reset the deal | Low, but offers can be retracted or renegotiated |
| Accepts distressed condition | Yes — fire, mold, structural, hoarding, code violations, failed septic | Limited — FHA/VA/conventional buyers require habitability | No — most platforms decline pre-1930 stock and major defects |
| Buys with tenants in place | Yes, including non-paying tenants and pending evictions | Rarely — most retail buyers require vacancy | No |
| Works around a foreclosure sale date | Yes — closings scheduled to beat a foreclosure sale date | Timeline often runs past the foreclosure sale date | No accommodation for court deadlines |
| Gross price achieved | Below full retail — the buyer absorbs repair, carrying and resale risk | Highest gross price when the house is market-ready | Near-retail initial estimate, reduced after inspection |
| Gross price and net proceeds are different numbers. A market-ready Chattanooga-area home in good condition will usually net more through a traditional listing. A cash sale generally nets more when the property needs significant work, when the seller cannot fund repairs or carrying costs, or when a court or relocation deadline makes a 60–90 day timeline unworkable. | |||
| Line item | Direct cash sale | Listed with a Chattanooga agent, sold as-is |
|---|---|---|
| Contract price | $272,000 | $290,000 |
| Agent commission (5.5%) | $0 | −$15,950 |
| Seller closing costs and transfer taxes | $0 | Varies |
| Pre-listing cleanout, repairs and inspection credits | $0 | −$8,000 |
| Carrying costs while on market (mortgage, taxes, insurance, utilities) | −$800 (10 days) | −$7,200 (90 days at approx. $2,400/mo) |
| Estimated net to seller | ≈ $271,200 | ≈ $254,500 |
| Days to cash in hand | 10 days | 90–120 days |
| Risk of the deal collapsing | None — no financing contingency | Buyer financing denial, appraisal gap, inspection renegotiation |
| Illustrative scenario only, not a quote or a guarantee. Actual figures depend on condition, location, liens, mortgage balance and current market conditions. Every offer from Seller's Choice is written, itemized and free to request. | ||
Which online offers are real, what the fees look like, and who actually calls you back.
Seller's Choice buys residential property across Hamilton, Bradley, Marion and Sequatchie counties in Tennessee, and Catoosa, Walker and Dade counties in North Georgia. Below are the counties and the cities and towns where we most frequently close.
Chattanooga, East Ridge, Red Bank, Soddy-Daisy, Signal Mountain, Collegedale, Lakesite, Walden, Lookout Mountain, Ridgeside, Hixson, Ooltewah, Harrison, Sale Creek, Middle Valley, Apison.
Cleveland, Charleston, Hopewell, Wildwood, Blue Springs.
Jasper, South Pittsburg, Kimball, Whitwell, New Hope, Powells Crossroads, Orme.
Ringgold, Fort Oglethorpe, Graysville, Tunnel Hill.
Dunlap, Lone Oak, Coops Creek.
LaFayette, Rossville, Chickamauga, Fairview, Flintstone, Lookout Mountain.
Trenton, Rising Fawn, New England, Sulphur Springs.
Four counties in Tennessee and three in North Georgia. If your house is in the highlighted area, we can make you an offer.
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