What counts as "as-is"?

The home as it stands today, including everything you'd rather not deal with: dated kitchens, foundation cracks, asbestos siding, the old shed in the back. We assume the worst and adjust the offer accordingly — but you do not patch anything before closing.

Do you still do an inspection?

Yes. We do a brief walkthrough, mostly to confirm what you told us on the form. The inspection is for our information; you are not responsible for fixing what we find.

Will the offer drop after the inspection?

Only if we find something materially different from what you described — a missing roof, a sinkhole in the basement. Cosmetic findings do not move the price.

I have already started a renovation. Is that a problem?

No. An incomplete renovation is exactly the kind of property we buy. Leave it where it is.

My home is hoarded. Is that a problem?

No. We have bought homes with substantial accumulation. Leave everything; we deal with it after closing.

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.

How fast can we close on an as-is sale?

Typical 7–14 days. The simpler the title, the faster the close. As-is condition does not slow it down.

What if I want to keep some of the appliances?

Take whatever you want. Tell us on the form. Anything you leave behind becomes ours at closing.

For sellers

Sell Your Home As-Is in North Idaho

No repair list. No staging. No "we noticed the roof" conversation at the last minute.

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.

You do not paint, clean, or stage. Leave the place as-is.
No buyer financing — and therefore no appraisal contingency that hinges on cosmetic condition.
We pay standard closing costs. No "repair credit" deductions at the end.
Local title company; close in 7–14 days.

Get a cash offer on your home

Back Forty Real Estate and SOS House Partners share common ownership and operate together as the buying entity for cash purchases. To start your offer, you'll complete a short intake form on the SOS House Partners site — then we'll be in touch about your home.

Affiliated business arrangement disclosure

Back Forty Real Estate (Back Forty Real Estate Investments LLC, Idaho License #LC51038) and SOS House Partners are under common ownership — both are owned by Cole Turnbull, the principal broker. Because of this relationship, Back Forty Real Estate may refer your inquiry to SOS House Partners, and information you submit here will be shared with SOS House Partners to prepare your cash offer. There is no cost or fee to you for this referral or for receiving a cash offer; we do not charge you to make you an offer or to purchase your property. You are not required to use SOS House Partners or Back Forty Real Estate, and you are free to seek other buyers or list your property on the open market.

Selling as-is means we buy the home in the condition it stands today — the cracked driveway, the 1970s kitchen, the back room you never finished, the leaky pipe you have been meaning to fix for three years. We expect deferred maintenance. We expect that the inspection will find things. None of that comes back to you as a repair credit at closing.

Back Forty Real Estate is a licensed Idaho brokerage that buys homes directly. We work in Coeur d'Alene, Hayden, Post Falls, Rathdrum, Sandpoint, and across Kootenai and Bonner counties. Send the address; we will send a fair cash offer within 48 business hours.

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.

What we buy

Single-family homes in any condition — turnkey to gut-job.
Inherited properties, tired rentals, fixer-uppers.
Coeur d'Alene, Hayden, Post Falls, Rathdrum, Sandpoint and nearby.
Manufactured homes on owned land — case-by-case.
We typically pass on: HOA-restricted condos in active disputes, and active short-sale escrows.

See the full buying criteria →

Want a cash offer for this situation?

Send the address or parcel number — written cash offer within 48 business hours, no obligation.

Get a cash offer →Call (208) 660-6079 →

Where we work

Our office is in Coeur d'Alene, Idaho. We buy across 8 towns in Kootenai and Bonner counties — Coeur d'Alene to Sandpoint, Post Falls to Athol, and every back road in between.

Back Forty Real Estate Investments LLC
720 E. Lakeside Ave
Coeur d'Alene, ID 83814
(208) 660-6079

Coeur d'Alene, Kootenai Co.
Post Falls, Kootenai Co.
Hayden, Kootenai Co.
Rathdrum, Kootenai Co.
Sandpoint, Bonner Co.
Athol, Kootenai Co.
Spirit Lake, Kootenai Co.
Bayview, Kootenai Co.

Frequently asked questions

What counts as "as-is"?: The home as it stands today, including everything you'd rather not deal with: dated kitchens, foundation cracks, asbestos siding, the old shed in the back. We assume the worst and adjust the offer accordingly — but you do not patch anything before closing.
Do you still do an inspection?: Yes. We do a brief walkthrough, mostly to confirm what you told us on the form. The inspection is for our information; you are not responsible for fixing what we find.
Will the offer drop after the inspection?: Only if we find something materially different from what you described — a missing roof, a sinkhole in the basement. Cosmetic findings do not move the price.
I have already started a renovation. Is that a problem?: No. An incomplete renovation is exactly the kind of property we buy. Leave it where it is.
My home is hoarded. Is that a problem?: No. We have bought homes with substantial accumulation. Leave everything; we deal with it after closing.
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.
How fast can we close on an as-is sale?: Typical 7–14 days. The simpler the title, the faster the close. As-is condition does not slow it down.
What if I want to keep some of the appliances?: Take whatever you want. Tell us on the form. Anything you leave behind becomes ours at closing.

Ready to talk about your specific property?

Send the address. We'll send a written cash offer within 48 business hours.

Get a cash offer →More on selling a home →Call (208) 660-6079 →