Olympia & Western Washington We Buy Houses in Olympia, WA, As-Is, for Cash
Sell your Olympia house as-is for cash. No repairs, fees, or commissions. Local Lacey buyer. Call Ryan at 360-317-2777 for a fair written offer.
Talk to Ryan, the ownerCall or text 360-317-2777
If you need to sell a house in Olympia and don’t want to fix it, clean it, or wait on a buyer’s loan, Sound Home Buyer can make you a written, as-is cash offer. We’re based in Lacey, about ten minutes from downtown Olympia. I’m Ryan Garrison, the owner and a licensed real estate broker. Call or text 360-317-2777.
Where we buy in Olympia
We buy houses in every part of Olympia and the surrounding area, including:
- Westside, Cooper Point, and Tumwater Hill
- Eastside, Downtown, and South Capitol, home of the South Capitol historic district
- Northeast / Bigelow and Southeast Olympia
- Boston Harbor and Tanglewilde-Thompson Place
- Rural Thurston County outside city limits, including houses on wells and septic
Single-family homes, condos, townhomes, duplexes, manufactured homes on land you own, and vacant land.
Older houses and as-is sales
Many Olympia neighborhoods have older homes. These are common reasons a financed buyer’s inspector or lender slows a sale down, and none of them have to be fixed before you sell to us:
- Old heating-oil tanks, buried or above ground
- Moss-damaged roofs and gutters
- Crawlspace moisture, sagging floors, and failing vapor barriers
- Aging side sewers and original plumbing
- Dated electrical, such as knob-and-tube wiring or fuse panels
- Lead-based paint. Homes built before 1978 come with a federal lead-based paint disclosure, which applies to any sale, including ours
We price the house as it sits today. That’s what “as-is” means in our offer.
Probate, divorce, and foreclosure in Thurston County
- Probate: Thurston County estates are handled in Thurston County Superior Court. Whether the personal representative can sell without court involvement depends on the powers the court granted. See selling a house in probate.
- Divorce: a single written offer gives both sides and both attorneys one number and one closing date to plan around. See selling a house during a divorce.
- Foreclosure: your notices list the trustee’s sale date and your deadlines. Free help from a HUD-approved housing counselor is worth a call first. See options when you’re facing foreclosure.
- Rentals: we buy with tenants in place. See selling a rental property.
Closing in Olympia
Every sale closes through a local title and escrow company, which holds the money and pays it out, not us. The purchase agreement sets the closing date and the conditions for closing, including clear title. After closing, the deed is recorded with the Thurston County Auditor. Washington charges a real estate excise tax on most sales, and your settlement statement shows every cost and who pays it before you sign.
How it works
- 1
Call, text, or fill out the form
Tell us the address and a little about your situation. Call or text 360-317-2777. No obligation and no pressure.
- 2
We see the house and make a written cash offer
We look at the house as it is today, explain how we got to the number, and put the offer in writing. There is no obligation to accept it.
- 3
Agree on a closing date
The closing date goes in the purchase agreement and is built around your schedule. When title is clear we can often close in two to three weeks, or later if you need time. A local title and escrow company handles the closing and pays off any liens. Take what you want and leave the rest.
Any house, any condition
Tired ramblers, overgrown cottages, big family homes. Real Washington houses like these.
Cash offer vs. listing with an agent
| Sell to Sound Home Buyer | List with an agent | |
|---|---|---|
| Commissions | None | Usually a commission, negotiated with your agent |
| Repairs and cleaning | None required. We buy as-is | Your choice. You can list as-is, though many buyers ask for repairs or credits after inspection |
| Showings | One walk-through | Ongoing, on buyers’ schedules |
| Buyer financing | No loan contingency. Closing still depends on clear title and the agreement’s terms | Many buyers use loans, which can be delayed, fall through, or appraise low. Cash buyers can make offers on listed homes too |
| Closing date | Set in the purchase agreement, built around your schedule when title is clear | Negotiated with the buyer, often tied to the buyer’s lender |
| Price | A fair as-is cash price, usually below full market value | Often higher, especially for a house in good condition |
The honest version: if your house is in good condition and you have three to six months, listing with a good agent will usually put more money in your pocket, and a listed house can still sell as-is or to a cash buyer. A direct sale makes sense when the house needs work, time is short, or you want fewer steps and more certainty.
What people say about working with Ryan
5-star reviews on Google and the BBB
★★★★★“Sell your house without having to fix anything or pay commissions. An easier way to get rid of a property when you feel overwhelmed.”
Cooper J. · Google review
★★★★★“Ryan was very professional and delivered on all his promises. Will definitely refer his services to everyone.”
Chris M. · Google review
★★★★★“Working with Ryan has been a great experience! He’s very knowledgeable and helpful.”
Vicki R. · Google review
Areas we serve nearby
Frequently asked questions
Do I have to clean out my mom's house before I sell it?
No. Take whatever matters to you and leave the rest. Furniture, boxes, the garage, the shed: we handle the cleanout after closing.
Can I sell my Olympia house if I'm behind on payments?
Usually, yes. As long as the trustee's sale hasn't happened, you can sell and pay off the loan at closing. The earlier you call, the more options you have. We also recommend talking to a HUD-approved housing counselor, which is free.
Will you buy a rental with tenants still living in it?
Yes. We buy rentals with tenants in place, and we'll work with the existing lease. You don't need to give notice or do turnover repairs before you sell.
How do you come up with your offer?
We look at what similar Olympia homes sell for after they're fixed up, then subtract the repairs the house needs and the costs of buying, holding, and reselling it. We'll walk you through those numbers so you can see how we got there.
Are there any fees or commissions?
No commissions and no fees from us. Your written offer spells out every closing cost and who pays it, before you sign anything.
Can I sell before probate is finished?
Often you can start before it's finished. Once the court appoints a personal representative, that person can usually sign a purchase agreement. Many Washington estates have nonintervention powers, which let the representative sell without waiting on court confirmation. If the court hasn't granted those powers, other court steps may apply. We work alongside the estate's attorney on timing.
Find out what your house is worth as-is
No repairs, no cleaning, no commissions, and no obligation. Call or text Ryan at 360-317-2777, or fill out the form and we’ll get back to you.