Skip the listings, repairs, and agent fees. Get a fair, no-obligation cash offer within 24 hours and close on the date that works for you.
Cape timelines are seasonal, but life doesn't always cooperate with the summer market. When you need certainty now, Falmouth homeowners call Boston Investors for a clean cash sale: one fair, written offer on your home in Falmouth Village, East Falmouth, or Teaticket, with no showings, no contingencies, and a closing on your date.
Maybe you've inherited a cottage near Falmouth Heights, you're a second-home owner done with the bridge traffic, or you're carrying a year-round rental near the Mashpee line that needs work you don't want to fund. We buy in every one of those. The offer is no-obligation, and you pay nothing in fees or commissions.
Condition is not a disqualifier here. We buy houses that need everything and houses that need nothing, and the difference shows up in the number rather than in whether we are interested. We close with a local Massachusetts attorney and move on your timeline, not ours.
Navigating probate or selling a parent's home for the first time. We keep the process simple.
Ready to downsize or move to assisted living. We buy as-is so there's nothing to fix or stage.
Offloading a rental or portfolio property fast. We close without tenant complications.
No inspections that kill deals, no repair credits, no staging. Whatever shape your property is in, we make a fair cash offer and close on your schedule.
No open houses, no waiting for financing, no surprises at the closing table. Just three straightforward steps from first contact to cash in hand.
Fill out the short form or call us at (617) 539-6162. Share basic details about your Falmouth home: address, condition, and your ideal timeline. Takes less than two minutes.
We review the details, research recent Falmouth comps, and deliver a fair, written cash offer within 24 hours. No obligation to accept, just a clear number you can evaluate on your own terms.
Accept the offer and choose your closing date. Two to four weeks from a signed agreement is the normal case, and we confirm the date once the closing attorney has checked title. We handle the paperwork, cover closing costs, and wire your payment at closing.
See how selling to Boston Investors stacks up against listing with a realtor or using another cash buyer.
| Listing with a Realtor |  | Other Cash Buyers | |
|---|---|---|---|
| Agent Commissions | ✕5–6% commission | ✓Zero fees | ~5–15% service fees |
| Repairs Required | ✕Often required | ✓None required | ~Light repairs needed |
| Time to Close | ✕60–90+ days | ✓Usually 2 to 4 weeks | ~14–30 days |
| Closing Costs | ✕Paid by seller | ✓We pay all costs | ~Varies by buyer |
| Cash Offer | ✕No guarantee | ✓Firm cash offer | ~Sometimes |
| Showings Required | ✕Multiple showings | ✓No showings | ~Usually one visit |
| Financing Contingency | ✕Common deal-breaker | ✓No contingencies | ✓No contingencies |
| You Choose Closing Date | ✕Buyer dictates | ✓Your timeline | ~Limited flexibility |
| Buy As-Is (Any Condition) | ✕Rarely | ✓Always | ~Sometimes |
| Offer Within 24 Hours | ✕Weeks to list | ✓Guaranteed | ~Varies |
| Deal Falls Through Risk | ✕High risk | ✓No risk | ~Low risk |
Most sellers are surprised by how little they need to do. We designed our process to put the work on our side, not yours.
Leave the furniture, the junk in the basement, the items in the attic. Take what matters to you and walk away. Our team handles full cleanout at our cost, zero charge to you.
Deferred maintenance, cosmetic damage, major system failures: we factor repair costs into our offer and handle everything post-closing. You'll never need to call a contractor.
We cover the standard closing costs and charge no commissions or fees, so you write no checks to sell. What still comes out of the proceeds is anything secured against the property: your mortgage payoff, property taxes and municipal charges, and any water and sewer balance.
A Falmouth deed records at the Barnstable County Registry of Deeds in Barnstable. Chapter 36, Section 1 divides Berkshire, Bristol, Essex, Middlesex and Worcester into registry districts and gives every other county a single office in a shire town, so the whole Cape, from Bourne to Provincetown, records in one building. For a seller that is the easy part of a Cape closing. The hard part is almost always the septic system, and it is worth understanding before you list or accept an offer.
Under 310 CMR 15.301 an on-site sewage system has to be inspected within two years before the transfer of title. Two openings in that rule are worth knowing. The inspection can be done within six months after the transfer where the seller notifies the buyer in writing of the inspection and upgrade requirements, which is how a genuine winter sale gets done. And an existing inspection holds for three years rather than two where the report carries records showing the system has been pumped at least once a year. A failed inspection does not end a sale to us and we do not ask a seller to fund an upgrade before closing; the cost of the work sits in our number instead of in your pocket.
Falmouth had 32,517 year-round residents at the 2020 census, so under Chapter 60, Section 23 the collector has ten days from a written application, excluding Saturdays, Sundays and holidays, to furnish the municipal lien certificate. It is itemized and states the taxes and other assessments then payable, and filed within 150 days it discharges the parcel from liens it does not show. Those balances come out of the proceeds with the mortgage payoff and the attorney and title charges. On a seasonal property there is usually more water and sewer on that certificate than the owner expects, because a house that sits empty from October still runs up municipal charges. Separately, the lead paint Property Transfer Notification under Chapter 111, Section 197A goes to the buyer before the purchase and sale agreement regardless of when the cottage was built, and Chapter 148, Section 26F makes approved smoke detectors the seller's duty on transfer.
On price, we do not work from a townwide figure, and on the Cape that would be an especially poor guide, because the figure is set by renovated, move-in-ready property. We price what is in front of us: what the house is worth with the work done, less what the work costs. Offers usually land between 60 and 70 percent of after repair value, nearer 55 to 60 percent on a heavy rehab and as high as 70 to 75 percent where the work is cosmetic, before transaction, financing and holding costs. Plan on two to four weeks from a signed agreement. We have closed in about a week once, on a vacant house with clean title, and it was the exception rather than the pattern. No date is promised until the closing attorney has checked title. An old cottage with dated systems can still be financed. Serious water intrusion, unsafe wiring or structural movement cannot, and that is where a cash buyer earns the discount.
Questions Falmouth homeowners ask before accepting a cash offer. Don't see yours? Call or text us directly.
At the Barnstable County Registry of Deeds in Barnstable. The whole Cape, from Bourne to Provincetown, records at the one office.
Usually yes. A property on septic generally needs a Title 5 inspection at transfer under 310 CMR 15.301, and a failed system does not stop a sale to us. We buy as-is and account for the repair or replacement in the offer.
Yes. Seasonal use, winterization issues and deferred maintenance are common on the Cape and are priced into our as-is offer.
No. We buy in any condition, so there is nothing to fix or clear out before closing.
Your mortgage payoff, property taxes and municipal charges, and any water and sewer balance. There are no commissions or listing fees on our side.
Get a fair, no-obligation cash offer in 24 hours. Close on your schedule, leave anything behind, and pay zero fees or commissions.
Boston Investors
Falmouth is one of 12 cities and towns we buy in across Barnstable County. The county page lists all of them, along with the Registry of Deeds district that records the deed.
