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.
When a traditional listing doesn't fit the situation, Barnstable homeowners call Boston Investors for a clean cash sale. We make one fair, written offer on your Hyannis or Centerville home, skip the showings and contingencies, and let you close on the date you choose.
Maybe you've inherited a cottage near Craigville Beach, you own a seasonal home you no longer use, or you're holding a tired rental off Route 28 you'd rather not pour money into. We've handled all of it. 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 Barnstable home: address, condition, and your ideal timeline. Takes less than two minutes.
We review the details, research recent Barnstable 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 Barnstable deed is recorded at the Barnstable County Registry of Deeds, in Barnstable. The county is not one of the five that Chapter 36, Section 1 splits into districts, so there is one office for the whole of Cape Cod's county and no district to get wrong.
What does make a sale here different is what is under the yard. Where the property is on a septic system, Massachusetts generally requires a Title 5 inspection in connection with the sale, and the timing is worth planning around: an inspection done for a transfer is generally good for two years, and for three years where the report carries records showing the system was pumped at least once a year. Since 7 July 2023 there is a second layer on the Cape. MassDEP designated Natural Resource Nitrogen Sensitive Areas in Cape Cod watersheds under Title 5 and issued watershed permit regulations at 314 CMR 21.00, and in watersheds where the town does not hold or pursue a watershed permit, existing systems face a requirement to upgrade to nitrogen reducing technology. Whether your address sits in one of those watersheds, and what the town has filed, is a question for the Barnstable Board of Health rather than something to assume either way.
The rest of the paperwork depends on what you own. Barnstable had 48,916 residents at the 2020 census, with a mix of year round houses, seasonally used property and condominium units. A condominium needs the statement of unpaid common expenses under Chapter 183A, Section 6(d), furnished within ten business days of a written request. A tenanted property transfers its leases with the deed, and Chapter 186, Section 15B moves the security deposits and their accrued interest to the new owner. The lead paint Property Transfer Notification under Chapter 111, Section 197A applies before the purchase and sale agreement is signed, with no construction year threshold, and Chapter 148, Section 26F requires the seller to equip the building with approved smoke detectors on sale.
On the money, two things. The municipal lien certificate under Chapter 60, Section 23, which the collector has ten days to furnish, sets out the taxes, assessments and water rates and charges that are liens on the parcel, and those come out of the proceeds along with the mortgage payoff. And our offers typically land at 60 to 70 percent of after repair value, 55 to 60 where the rehab is heavy and 70 to 75 where the work is cosmetic. Two to four weeks from a signed agreement is the normal close. We ask the closing attorney or title company what the municipality requires before committing to anything faster, and on a septic property that question is not a formality.
Questions Barnstable homeowners ask before accepting a cash offer. Don't see yours? Call or text us directly.
At the Barnstable Registry of Deeds in Barnstable, which serves all of Cape Cod's Barnstable County from 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 rather than being dealbreakers.
No. We buy in any condition, so there is nothing to fix, update 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
Barnstable 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.
