“We buy houses” signs are everywhere, and most of the companies behind them are honest. But a few are not, and when your home is on the line, you deserve to know how to tell the difference. This guide gives you practical green flags, real warning signs, and questions to ask so you can sell with confidence, whether you choose us or someone else.
Green Flags: What a Legitimate Buyer Does
A trustworthy cash buyer behaves predictably. Look for these signs:
- They put the offer in writing. A real buyer gives you a clear, written offer you can read, keep, and think about. Verbal-only promises are a bad start.
- They never ask you for money upfront. You should not pay application fees, “processing” fees, or deposits to receive an offer. Money flows to you, not from you.
- They actually look at the property. A serious buyer views the house, in person or with a walkthrough, before finalizing a number. An offer sight-unseen that never gets revisited is a warning sign.
- They use a real title company or closing attorney. Legitimate Vermont closings run through a title company or attorney who handles the deed, checks for liens, and manages the funds. Ask who will close the sale.
- They explain how they reached the number. A good buyer can walk you through their offer honestly, including that it’s typically below full retail, and why.
- They give you room to decide. No real professional needs you to sign in the next ten minutes.
Red Flags: When to Slow Down
Be cautious if you notice any of these:
| Warning sign | Why it matters |
|---|---|
| Asks for any upfront fee | Legitimate buyers never charge you to make an offer |
| High-pressure “today only” deadlines | Pressure is used to stop you from thinking or comparing |
| Won’t put terms in writing | A vague deal protects them, not you |
| Refuses to name a title company or attorney | Real closings are transparent about who handles the money |
| Pushes you to sign the deed directly to them | The deed should transfer at a proper closing, not on your kitchen table |
| Wants your bank or personal login details | No sale requires that; it’s a theft setup |
If any of these show up, stop and get advice before going further. None of them are normal parts of an honest home sale.
Questions Worth Asking Any Buyer
You don’t need to be an expert. A few plain questions reveal a lot:
- Can I have the offer in writing to review?
- Are there any fees to me at any point?
- Which title company or attorney will handle the closing?
- Will you be viewing the property before we finalize?
- How did you arrive at this number?
- Is there any obligation if I say no?
An honest buyer answers all six without hesitation. Someone dodging these questions is telling you something.
Understand the Honest Trade-Off
Part of spotting a legitimate buyer is having realistic expectations. A genuine cash offer is typically below full retail price, and a straight-shooting buyer will tell you that plainly rather than pretending you’ll get top dollar. The value isn’t in a higher number; it’s in what you skip: agent commissions, repairs, cleaning, showings, and months of waiting on a buyer’s mortgage. If a company promises full market value in cash with no catch, be skeptical. Our post on what you lose selling to a cash buyer lays out the real trade honestly, and cash offer vs. realtor in Vermont compares the two paths.
Protect Yourself Before You Sign
A few simple habits keep you safe:
- Never pay to receive an offer. Full stop.
- Read everything, and keep copies. If a clause is confusing, ask.
- Verify the closing agent. You can call the title company or attorney directly.
- Loop in a Vermont attorney if there are liens, back taxes, an inherited property, or anything about the paperwork you’re unsure of. For estate situations, our guide on selling an inherited house in Vermont may help.
- Don’t let urgency override judgment. Even a foreclosure timeline usually leaves room to make a careful choice; see selling a house in foreclosure.
How We Try to Earn Trust
We aim to check every green flag above. We put our offer in writing, we never charge you a cent to get one, we look at the property, we close through a proper title company or attorney, and we explain our number, including that it reflects a cash, as-is purchase. You’re free to say no. We buy statewide, from South Burlington to Middlebury to Brattleboro, and we’d rather you feel sure than rushed.
When You’re Ready
If you’d like an offer from a buyer who welcomes these questions, we’re glad to talk. You can get a free, no-obligation cash offer or call us at (802) 780-0780. There’s no cost, no obligation, and no pressure, just a straight answer about what your Vermont home is worth to us and how we got there.