Question 1

How does Duck River make money?

Accepted Answer

When we connect a seller with our buyer partner and a transaction closes, the buyer partner pays us a referral fee. This comes out of the buyer's side — not yours. We disclose this upfront so you can make an informed decision.

Question 2

Who actually buys my house?

Accepted Answer

Our vetted Bedford County buyer partner. Duck River is the connector and educator — we don't purchase properties. Once we make the introduction, you deal directly with the buyer from there: they assess the property, make an offer, and close.

Question 3

Is Duck River a real estate agent or broker?

Accepted Answer

No. Duck River Home Buyers is an educational connector and lead-generation service. We are not a licensed real estate brokerage, agent, or law firm. We help homeowners understand their options and connect qualified sellers with our vetted buyer partner.

Question 4

What's the difference between Duck River and other 'we buy houses' sites?

Accepted Answer

Transparency, mainly. Most cash-buyer sites are either wholesalers flipping your contract to a third party — which they rarely disclose — or national franchises running the same offer formula from Phoenix as they do in Shelbyville. We're upfront that we're a connector, we work with one local buyer, and we'll tell you when listing with an agent makes more sense.

Question 5

Will I be pressured to sell?

Accepted Answer

No. Sometimes our honest advice is to list with an agent. We have no incentive to push you toward a cash sale that isn't right for you — we only get paid if the deal actually closes, and a deal forced on the wrong seller doesn't close well for anyone.

Question 6

What if a cash sale isn't right for my situation?

Accepted Answer

We'll tell you — and point you toward better options. If your house is move-in ready, your timeline is flexible, and you have the bandwidth for showings and a 60-to-90-day closing, listing with a Realtor will almost certainly net you more. We'd rather give you that honest answer than push a cash sale that costs you money.

Question 7

How does the cash buying process work?

Accepted Answer

You tell us about your property and situation. We walk through your options honestly. If a cash sale makes sense, we connect you with our vetted buyer partner. They research the property, come back with a cash offer within about 24 hours, and if the number works for you, a closing date is set at a local title company. The buyer pays closing costs. No financing contingencies, no realtor commissions.

Question 8

Is the situation review obligation-free?

Accepted Answer

Yes. Reaching out doesn't commit you to anything. You're only bound to sell once you sign a purchase agreement with the buyer partner — and even then you should take your time before signing.

Question 9

How do you determine what price to offer?

Accepted Answer

Our buyer partner starts with the after-repair value — what the house would sell for fixed up on the open market — based on comparable sales. From that, they subtract repair costs, holding costs, resale costs, and a margin that makes the project viable. That math means a cash offer will be below retail. What it should not be is insulting. If listing with an agent would net you more, we'll tell you that.

Question 10

What condition does my house need to be in?

Accepted Answer

Any condition. Our buyer partner purchases houses that need cosmetic updates, new roofs, foundation work, fire or water damage repair, and houses that haven't been touched in decades. The condition affects the offer price but doesn't stop a cash sale from happening.

Question 11

Do you charge any fees or commissions?

Accepted Answer

No fees, no commissions, no closing costs charged to sellers. The buyer partner covers closing costs. Duck River is free to use. The offer the buyer makes is what you walk away with at closing, minus your existing mortgage payoff, any liens, and prorated property taxes handled by the title company.

Question 12

How fast can I close?

Accepted Answer

Our buyer partner can typically close in 7 days when there are no complications — clear title, no probate, motivated seller. Two to three weeks is more common. Probate, divorce, tax liens, or unrecorded heirs extend the timeline. If speed matters, tell us upfront.

Question 13

What types of situations do you handle?

Accepted Answer

Most of what comes in: inherited houses, probate, divorce, relocation, behind on payments, pre-foreclosure, tax delinquency, vacant properties, rental properties with problem tenants, houses that need more work than the owner has time or money for. The situations we step back from are ones where a cash sale isn't in your interest — a clean, move-in-ready house with a flexible timeline should usually list on the open market.

Question 14

Will my information be kept private?

Accepted Answer

Yes. Your information is shared only with our buyer partner when we make an introduction, and with the title company at closing. We don't sell or rent your data. The sale can be handled quietly — no yard signs, no MLS listing, no public notices beyond what the law requires.

Question 15

Do you work with houses anywhere in Tennessee?

Accepted Answer

Primarily Bedford County and surrounding middle Tennessee counties — Rutherford, Coffee, Marshall, Moore, Lincoln, and Maury. That covers Shelbyville, Murfreesboro, Manchester, Tullahoma, Columbia, Lewisburg, Fayetteville, and the smaller towns between them. Outside that footprint, call anyway — we'd rather hear your situation and either help or point you toward a reputable buyer in your area.

Question 16

What if I have a mortgage on the property?

Accepted Answer

Common situation. The mortgage gets paid off at closing, directly to your lender, by the title company. The buyer's offer is the sale price. From that, the title company pays off your mortgage balance, any liens, prorated taxes, and any judgments. What's left is what you walk away with. If you're underwater — owing more than the house is worth — a cash sale usually won't work, and we'll tell you that upfront.

Question 17

Is selling for cash less than listing with an agent?

Accepted Answer

Yes, in gross dollars. A listed house will usually sell for more than a cash buyer will pay. The question is what your net is after agent commissions (5–6%), closing costs (1–3%), repairs the buyer requires, and holding costs during a 60–90 day listing period. For a clean, move-in-ready house in a strong market, listing nets more. For a house that needs work or has a complicated situation, the gap often closes once those costs come out.

Question 18

Are you a legitimate operation?

Accepted Answer

Yes. Duck River Home Buyers is a Tennessee-based educational connector focused on Bedford County and surrounding area. We're not a national franchise, a hedge fund, or a wholesaler hiding that fact. Our buyer partner is a local cash buyer — ask them for proof of funds before signing anything, and search their name in the county register of deeds to verify their purchase history. We're happy to answer any questions about how this works.

Question 19

What if I change my mind after accepting an offer?

Accepted Answer

Before signing the purchase agreement, you can change your mind for any reason — an oral or email acceptance isn't a binding sale. Once you sign, you're contractually committed. Tennessee cash sales have no statutory cooling-off period. Take your time before signing, read the agreement, and ask an attorney to look at it if you want to.

Question 20

Can I sell a house in probate?

Accepted Answer

Yes. Once the executor has Letters Testamentary, the estate can sell the property with the court's approval. In Bedford County, probate runs through Chancery Court in Shelbyville. Simple, uncontested estates typically clear in 4–6 months. We've covered this in more detail in our guide to selling an inherited house in Bedford County.

Question 21

What happens if there are tenants in the property?

Accepted Answer

Our buyer partner purchases tenant-occupied properties regularly. You don't have to evict before selling. The buyer takes the property with tenants in place and handles the lease situation after closing — honoring it, renegotiating, or arranging cash-for-keys. Have ready: monthly rent, lease end date, whether tenants are current, and lease type.

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