If you’re reading this, you likely got one of our hand-written letters as we’re interested in making an offer to buy your house in East Cobb.
We’re the Cassandra Family! Joe and Sam with our four kids: Chloe (8), Theo (5), Lily (4) and Charlotte (2).
We’re not looking to buy your house in East Cobb as an investment. It’s for our family home to live in until our kids graduate High School.
Inventory is at record low levels. There just aren’t enough houses coming on the market. Some even get bought all-cash by people moving from out-of-state/investors.
Currently, we live in Woodstock. Not too far. But we’d like to be in East Cobb.
Joe & Sam: We’ve been married 11 years. Joe grew up in Cumming, GA. Sam in Tyler, TX. They met at Belmont Abbey College in Charlotte, NC and got married after graduation.
Joe owns a financial marketing agency for the last 7 years. He enjoys golf, poker, writing, and reading.
Sam is a stay-at-home mom who volunteers regularly at school. Recently, she just sold her children’s retail store in August. She enjoys reading, interior design, and party-planning.
Together, we love to travel, try new food spots, concerts (just saw Adele in Vegas), any sporting event, theater, game nights, & shooting hoops!
Chloe, Theo, Lily, & Charlotte:
Chloe loves cheerleading & gymnastics. Also is an avid reader!
Theo plays baseball and wants to play football next year. Big Spiderman fan!
Lily loves to dance and swim. The kindest soul you’ll meet.
Charlotte enjoys the park and playgrounds. Going through the terrible twos!
WHY DID WE MAIL LETTERS & NOT JUST BUY ON-MARKET HOUSES:
Inventory is at record low levels. We haven’t seen these low of levels in decades.
Couple that with high interest rates (high relative to the last 10 years), many people are waiting to buy/sell when rates come back down. We don’t know when that will happen and we don’t want to wait and cross-fingers for that day.
We took matters into our own hands.
We also know that just because someone does not list their house, it doesn’t mean they don’t want to sell.
We know (from moving 3x), putting a house up for sale is a major hassle.
…dozens of showings you need to tidy up and leave the house for
…paying realtor fees
…neighbors snooping & judging
…you don’t know who you sell to because there are two realtors in the middle
…doing repairs only to be moving
…packing up every last thing
It’s a major hassle.
We’d rather make it super easy for you to sell.
On our end, we aren’t waiting around for a realtor to help us and pressuring us to buy a house as their interests aren’t ours. (they want their commission…and fast).
We’ve bought many houses off-market and are confident we can do it ourselves.
If we want to bring in a realtor to delegate some things to, we would pay them out of our pocket.
Here’s what you can expect from us:
Again, we’re not buying your house as an investment. We’re in a time of record-low inventory that we simply can’t twiddle our thumbs waiting when maybe you or someone else would be open to a low-stress way to sell.
We’ve bought houses ‘off-market’ before. The process is fairly simple:
The goal with sending you a letter is to give you the easiest way to sell your house without a realtor, but also without getting low-balled by an investor.
And without one of those big “cash offer” companies swoops in, promises you a price, but then charges you a truckload of fees. That’s what they do. They’ll shake you down until the day before close.
Again, if we tell you we’re not interested in making an offer, it’s not an insult to you or your home.
We may have just seen something that doesn’t work for us.
However, we noticed the main living area wasn’t a good size/layout for our 4 kids. Unfortunately, we had to say no to the house. We wish we didn’t have to.
Things we’re looking for:
We’re open to many floor plan styles, age of house, character, etc. We can make any style work for us.
The key will be layout so it works for our family.
How did you get my name and address?
All Cobb county real estate is public record. We drove through dozens of East Cobb neighborhoods and identified yours as a neighborhood we liked. We have NOT taken any pictures of your house nor know who lives in your house or what it looks like. We simply pulled public records. Many of your neighbors are getting this letter too.
Are you going to lowball me?
It’s a valid question. No. We aren’t buying your house as an investment. We are paying market value for the house.
We determine market value by looking at comparables including what updates need to be made and any major repairs that need to be done.
I’m not looking to sell right now. How long are you looking to buy?
We’re looking to move AT THE LATEST by Summer 2024. Hope is to be moved before then even if school is still in. So, we could go under contract and not close for 3-4 months. Every situation is different.
We can be very flexible with your schedule.
Are you realtors trying to list my house?
No, we aren’t licensed realtors or real estate agents. We have zero plans to list, flip, rent out, short-term rent, etc. your house. We plan to live in the house until our young kids graduate high school. (i.e. 16+ years).
How soon do you send an offer?
The steps before an offer are:
1. We talk with you on the phone about your house
2. We walk through your house to determine if it fits our needs
3. We make an offer within 48-72 hours
If after a walkthrough, we determine to not move forward, we will let you know through email.
Are you pre-approved?
Yes. We are pre-approved. We’ve only mailed letters to houses with valuations under our pre-approval.
How much are you pre-approved for?
We took public record valuations and only mailed houses that are valued below what we’re pre-approved for.
How much down payment are you putting down?
Goal is around 25-40% of the purchase price.
How long does it take to close if I sell?
This won’t be a cash offer, so it won’t close in a week. We will be financing a normal mortgage.
We are currently in the process of getting the mortgage approved.
Meaning, pre-approval has been done. Now, the bank is going through a normal mortgage process. All they need is now an appraisal on your house to determine loan amount, etc. So, we believe it can close in as little as 2 weeks. But allow up to 45-60 days. We won’t know until we get under contract as the amount of contract, value determine it. Best to get under contract and quickly get an appraisal ordered. Then, we can go from there.
Have you bought a house without a realtor before?
Yes, many times. We’ve bought houses as investments before. Some we bought by sending letters. Those were through an LLC. What we sent you was strictly for our personal use and will not be renting, flipping, etc. your house. Only living in it.
We are looking for a home we can live in for the next 16+ years as our kids graduate through High School.
How do I know this is legit?
You can see the Purchase & Sale Agreement before we sign. Feel free to send it to your real estate attorney.
Feel free to also Google our names. Our home address is on the outside of the envelope you received as well. We are real people and a real family trying to move to the area we believe is best for our family.
Will you rent my house instead of buying it?
We are not looking to rent.
Will you do an inspection?
Chances are we will. But, if a house is in great condition, we may waive it.
Will you do an appraisal?
Yes, a bank requires an appraisal.
Are you going to re-trade and lowball me after doing an inspection?
We normally don’t re-trade unless there’s major things we didn’t see when we walk through. Normal things like ‘carpet needs replacing’ are items we are responsible for picking up the first time.
If an inspector finds water leaks (that are undetectable by a walkthrough) or there’s major foundation repair in the crawlspace, that would be something we would need to discuss.
What kind of repairs do I need to do? My house needs work.
NO repairs. Your house is great exactly as it is. Obviously, houses already updated will garner higher offers. But, please, don’t try and update the kitchen then reach out.
We’ve done work on many houses. We have a team that can do repairs, update the house, fix major issues etc.
Will you lowball me if I have a lot of repairs needed?
Of course not. We’re not looking for an investment property. If we find major issues (say, the HVAC is past useful life or there’s water leaking in the basement), we will bring it up to you and likely need to offer lower.
You have two options:
Excited to start this process with you.
Thank you for supporting our family’s move!