For sellers
How selling to Back 40 actually works
Plain-language version of the cash-offer process, from first contact to wired proceeds. Nothing buried in fine print.
Back Forty Real Estate is a licensed Idaho real estate brokerage (Idaho License #LC51038) purchasing your property for our own account as a principal. We are not acting as your real estate agent, and you are not represented by a real estate agent in this transaction. We recommend you have your own attorney review any offer before you sign.
How it works
1
Tell us about it
Send the address and a rough description. Photos help but aren't required. The form takes about 90 seconds.
2
We send a cash offer
Within 48 business hours we email a written cash offer based on recent local comparables and the condition you described.
3
You close — when you're ready
Title work runs through a local company. Typical close is 7–14 days depending on title and any liens. You pick the closing date.
The longer version
1. You send us property details
Address (or parcel number for land), basic condition, a rough sense of why you want to sell. No identifying details about your finances are needed up front. The form takes about 90 seconds.
2. We do our research
We pull recent comparable sales, check county records for the parcel, scan title for known encumbrances, and price the property based on its condition and the cost of any work we expect to do after closing.
3. We send a written cash offer
Within 48 business hours. The offer is in writing — never a verbal handshake — and shows the price, the timeline, what we cover at closing, and the contingencies (typically: clear title and a quick inspection).
4. You decide
If our number works, we sign. If you want to negotiate, we will. If you want to list with a traditional agent instead, we wish you well — that is sometimes the right call and we will tell you so.
5. A local title company opens escrow
Title runs through a Coeur d'Alene or Hayden title company. They handle title search, lien payoffs, the deed, and the funds at closing. You do not chase anything; they bring documents to you.
6. Closing — typically in 7–14 days
You sign at the title company (or remotely if you are out of state). Proceeds wire to your account that day or the next. We take possession; you are done.
Frequently asked questions
- How quickly can I expect a written offer?
- Within 48 business hours of receiving the address, basic condition, and a way to reach you.
- Will I sign anything before I have an offer?
- No. No agreements, no exclusivity. You give us details; we give you a written offer; you decide.
- Do I have to accept your offer?
- No. You can decline, list on the open market, get other offers — whatever serves you best. We aim for our offer to be fair enough that you choose it.
- What happens between accepting and closing?
- A local title company opens escrow, runs the title search, resolves anything that needs resolving (back taxes, liens, lien releases), and prepares closing documents. Typical timeline: 7–14 days.
- Who pays closing costs?
- We do. Standard buyer-side closing costs come out of the offer; we do not bill them back to the seller.
- How are funds delivered at closing?
- Wire to the account you specify. Some sellers prefer a cashier's check; the title company can arrange either.
- Am I represented by an agent in this transaction?
- No. Back Forty Real Estate is a licensed Idaho brokerage purchasing this property for our own account. You are not represented by a real estate agent in this transaction. We recommend you have your own attorney review any offer.
- Can I back out before closing?
- Depends on the contract terms. The offer letter spells out contingencies and timelines. We are upfront about what is and is not contingent.
Ready to start the process?
Send your address. The first step takes 90 seconds.
Get a home cash offer →