How We Buy Houses
Chances are you have seen “we buy houses” signs around the area. They all make similar claims — but it is hard to know which ones you can actually trust. Selling your house for cash is a straightforward process designed to take the weight off your shoulders. Once you reach out, we handle everything from the paperwork to the closing details.
Michael Ruark, Founder
“The person on this page is the person who answers the phone.”
Three Easy Steps
We will offer you cash for your house fast, in just three easy steps. There is never any obligation to sell, and your information stays completely private.
Tell Us About Your Property
Call us or fill out the form with your property address. Our team follows up promptly to learn more about your house and your situation. No pressure, no obligation.
Schedule a Free Walkthrough
Set up a video or in-person walkthrough at your convenience. We assess the property’s condition and any repairs we will handle ourselves. You do not need to clean, fix, or prepare anything.
Receive Your Cash Offer & Close
After the walkthrough we make a fair all-cash offer in writing. If you accept, you choose the closing date — as fast as 7 days or whenever your move is ready. No fees, no commissions, no surprises.
How We Figure Out an Offer Price
We make our cash offers based on the after-repair value, the estimated renovation costs, our selling costs, and a modest minimum profit.
Let’s say your home’s ARV is $280,000 once fully renovated, and we estimate it needs about $35,000 in repairs. An example breakdown: $280,000 − ($35,000 repairs + $28,000 selling costs + $17,000 profit) = a cash offer of $200,000.
Closing Timeline
- Open Escrow & Order Inspections — 24–72 hours
- Conduct Inspections & Address Title or Lien Concerns — 1–2 weeks
- Schedule the Closing & Get You Paid — 1–7 days
Most sellers receive their payment the same day they sign, though it may occasionally take one business day depending on the title company’s processing time. You are always in control of the closing date and can choose a mobile notary if you prefer.
Why sell to us vs. list with a realtor?
| Selling to ILM Home Offer | Listing With a Realtor | Selling to a Wholesaler | |
|---|---|---|---|
| Commissions / fees | $0 | 6%+ of sale price | Hidden assignment fee |
| Closing timeline | As little as 7 days | 60–90+ days | Unreliable |
| Repairs required | None — as-is | Usually required | Price cut likely |
| Financing risk | None — private cash | High | High |
Cost and selling-process estimates are based on industry data for the markets in which we operate. Since we are not real estate agents, there are no commissions to sell your home to us.
Common Questions About Our Process
Do I need to fix water or storm damage before selling?
No. Coastal living in New Hanover County means dealing with storm and moisture damage regularly. ILM Home Offer buys houses in Wilmington entirely as-is — you do not need to hire a contractor, pull permits, or pay out of pocket to fix roof leaks, flooded crawlspaces, or hurricane damage.
How long does it take to sell a house in Wilmington, NC?
A traditional listing in Wilmington currently averages 81 cumulative days on market, according to Cape Fear REALTORS® March 2026 data — and that is before the buyer’s financing period adds another 30–45 days to reach closing. ILM Home Offer closes in as little as 7 to 14 days, with no listing period, no showings, and no financing wait — because we pay with our own private cash and bypass banks, underwriters, and mandatory appraisals.
Will ILM Home Offer buy my house if it is currently facing foreclosure?
Yes. If you are behind on mortgage payments or have received a pre-foreclosure notice, traditional real estate timelines are too slow. ILM Home Offer can close quickly enough to stop the auction clock, pay off your outstanding debt, and protect your remaining equity.
I inherited a property and live out of state — can you still help?
Absolutely. ILM Home Offer handles inherited and probate properties fully remotely. You take the family keepsakes you want to keep, and the team handles the cleanout and disposal of everything else. No in-person presence is required for closing.
What if my house has bad tenants or has been sitting vacant?
ILM Home Offer routinely buys rental properties with difficult tenants still in place, saving you the time, cost, and stress of the eviction process. The team also buys vacant, boarded-up, and abandoned properties throughout New Hanover County.
Are there any agent commissions or hidden fees when selling to ILM Home Offer?
Never. A traditional MLS listing typically costs 6% in commissions plus 2–3% in closing costs. When you sell directly to ILM Home Offer, there are zero agent fees, and the company covers all standard closing costs on your behalf.
Still Have Questions Or Want To Know How Much We Can Pay?
Fill out the form or give us a call for your FREE cash offer. There is no obligation whatsoever to get an offer from us.