If you’re thinking about selling your home to a cash buyer, you’ve probably heard people say things like, “Cash sales are faster,” “Cash buyers don’t need inspections,” or “The closing is super easy.”
And while those things can be true, it really depends on who you’re selling to. I’ve been buying houses in New Orleans and the surrounding areas for over 20 years, and I’ve seen everything — the smoothest, cleanest closings… and some homeowners who were unfortunately misled by the wrong cash buyer.
So today, I want to break down exactly what to expect at closing when you work with a real, reputable cash buyer, and what the entire process looks like from beginning to end.
If you’ve never done this before (most people haven’t), don’t worry — this guide walks you through it step-by-step in plain English, New Orleans style.
First: What Makes a Cash Closing Different?
When you sell to a cash buyer, you skip:
· Bank financing
· Appraisals
· Underwriting
· Delays
· Home inspectors coming through and picking apart everything about your house
· Repair requests from picky buyers
That alone removes weeks of waiting, at a minimum.
A cash closing is much simpler because the buyer is using their own funds — not asking a bank for permission. That means far fewer hoops and far fewer surprises.
But let’s break down each step.
Step 1: Signing the Purchase Agreement
Once you accept the cash offer, the first step is a simple purchase agreement.
This isn’t like the long, complicated 20-page MLS contracts. In Louisiana the standard LREC purchase agreement is actually 9 pages. About 8 of those 9 pages are completely irrelevant to a cash transaction.
With a legitimate local buyer like NOLA Buys Houses, the contract is:
· Short
· Simple
· Easy to read
· No hidden fees
· No fine-print traps
· No confusing legalese
It basically says:
· The price we’re paying
· The closing date (or flexibility for you to choose)
· That we’re buying as-is
· That you won’t be responsible for repairs
You sign it, I sign it, and it immediately gets sent to a local title attorney.
Step 2: Title Work Begins
The title company checks:
· Who owns the property
· If there are any liens
· Any old mortgages
· Any unpaid taxes
· Any succession issues (common in New Orleans)
· Any clerical problems from past transfers
This is all routine and for this part, there is no difference between a cash sale and a financing sale. The title attorney’s job is to make sure the title can be conveyed from buyer to seller without any issues.
You don’t have to do anything though — the attorney handles it.
If there are issues, don’t panic.
I’ve dealt with:
· Missing heirs
· Unknown liens
· Old, forgotten mortgages
· Paid-off loans that were never recorded
· Properties still in succession
· Judgments
· Flood insurance complications
· Co-owners who disappeared
You’d be amazed at how many “problems” can be fixed quickly with experience, knowledge and the right team.
This is why using a local title attorney is important — they know Louisiana law and can solve problems fast. And trust me, Louisiana law is unlike any other in the country. Most people think it’s roots are Napoleonic law but it’s actually French law combined with Roman legal code.
This is everyone’s favorite part. As one of our favorite title attorney’s likes to say, we put the FUN in FUNDING.
The title company can pay you by:
· Wire transfer (same day)
· Certified check (that you walk out with in your hand). You can take this right to their bank and cash it if you want to
Whatever works best for you.
There are no realtor fees, no closing costs, and no surprise deductions.
With NOLA Buys Houses, the number you agree to is the number you walk away with.
That’s the whole point of selling for cash — simplicity and certainty.
How Long Does a Cash Closing Take?
Here’s the truth:
Most of the time, the only thing controlling the timeline is how fast the title company clears the file.
With a clean title, we’ve closed in as little as 72 hours.
With complicated title issues, it might take a couple of weeks — but it’s still much faster than a traditional sale.
On average:
7–14 days is typical
3–5 days is possible
3–4 weeks only if title issues exist
Either way, it’s still much faster than the 45–60 days required for financed buyers.
What About People Who Live Out of State?
No problem.
We do this all the time.
You can:
· Close remotely
· Sign using mobile notary
· Have documents overnighted
· Have your payout wired anywhere
You never have to physically step foot in Louisiana if you don’t want to.
What Can Slow Down a Cash Closing?
Just so you know what to expect, these things can delay closing:
· Unsatisfied liens
· Incomplete successions
· Multiple heirs disagreeing
· Judgments
· Lost property documents
· Active tenants
Again — all normal issues.
We help solve these problems every week.
There’s no situation too complicated.
Why Local Cash Buyers Matter
Not all cash buyers are the same.
Some big national companies:
· Don’t actually buy the house
· Try to “wholesale” your contract
· Back out last minute
· Drop the price
· Add surprise fees
· Aren’t familiar with New Orleans laws
· Lock you in a contract and then drag things out, wasting everyone’s time
A true local cash buyer (like us) actually closes, actually pays cash, and actually solves problems — not create them.
Giving Back With Every Closing
One thing I’m especially proud of is that for every home we purchase, we donate $100 to the Manning Family Children’s Hospital in New Orleans.
It’s a simple way to give back to the community that’s trusted us for so many years — and it means your house sale helps local children receive lifesaving care.
Final Thoughts
Closing with a cash buyer should be simple, fast, and stress-free — and when you work with the right company, it is.
At NOLA Buys Houses, we make the process easy:
· No repairs
· No fees
· No waiting
· No surprises
Just an honest offer and a smooth closing handled by professionals who care about the community.
If you’re thinking about selling your home — whether it’s inherited, damaged, outdated, or just too much to manage — I’m here to help you explore your options with no pressure at all.
Visit NOLABuysHouses.com to get your free cash offer
Or call/text me directly at 504-264-1407