Get a fair, no-obligation cash offer within 24 hours. No repairs, no agent fees, no showings. Close on your schedule.
Franklin is one of Norfolk County's most in-demand towns, and that demand cuts both ways. Homes that are well-priced and show well move in around 18 days and often attract multiple offers. But if your property needs work, has a complicated title, or you simply need to sell faster than the market allows, a traditional listing isn't always the right path. That's where Boston Investors comes in.
We buy homes throughout Franklin, from the walkable streets of Downtown Franklin near the Town Common and Dean College to the spacious colonials and split-levels in the Oak Street neighborhood near Franklin State Forest, the newer subdivisions off Jefferson Road and Remington Street, and the established residential streets along Pond Street and Summer Street on the town's eastern and southern sides. Whatever your situation, we make one fair written cash offer within 24 hours and close on your schedule, with no repairs, no cleanout, and no fees.
Franklin borders Bellingham, Medway, Millis, Norfolk, and Wrentham, and we buy homes in all of them too. But Franklin is a town we know well, and our offers reflect the real Norfolk County comp set, not a generic formula applied across the region.
Managing a Franklin estate mid-probate or selling a family home you don't want to renovate. We coordinate with attorneys and close clean.
Ready to move closer to family or to a smaller place. We buy as-is so there's nothing to fix, stage, or haul out first.
Relocating for work, facing foreclosure, or just done waiting. We remove all contingencies and close when you need to.
Franklin's market is competitive, but not every home is listing-ready. We buy in any condition, so you never have to spend money to sell it.
No open houses, no waiting on financing, no surprises at the closing table. Just three steps from your first call to cash in hand.
Call us at (617) 539-6162 or fill out the short form. Share your Franklin address, the property's condition, and your timeline. Takes under two minutes.
We pull recent Franklin comps, review the details, and deliver a fair written cash offer within 24 hours. No obligation. No pressure. Just a number you can take your time evaluating.
Pick your closing date. Two to four weeks from a signed agreement is the normal case, and we confirm it once the closing attorney has checked title. We cover all closing costs, handle the paperwork, and wire your payment the day you close.
See how selling to us stacks up against listing with a realtor or using another cash buyer in the Franklin market.
| 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 Franklin sellers are surprised by how little they actually need to do. We built our process to put the work on our side, not yours.
Leave the furniture, the boxes in the garage, the items in the attic. Take what matters to you and go. We handle full cleanout at our cost, no charge to you.
Deferred maintenance, aging systems, cosmetic damage: we price it into our offer and handle everything after closing. You will never need to hire a contractor or spend a dollar fixing things up.
We cover all standard closing costs. 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.
Norfolk County is one of the straightforward ones. Chapter 36, Section 1 divides Berkshire, Bristol, Essex, Middlesex and Worcester into registry districts and leaves every other county with a single office in a shire town, so a Franklin deed records at the Norfolk County Registry of Deeds in Dedham along with the rest of the county. That is useful when a title problem turns up, because there is one place to look and one set of indexes to search, which is not the case a few miles west in Worcester County.
Franklin had 33,261 residents at the 2020 census, well over the five thousand inhabitant line in Chapter 60, Section 23. The collector has ten days from a written application, not counting Saturdays, Sundays and holidays, to furnish the municipal lien certificate. It is itemized, it shows the taxes and other assessments then payable including water rates and charges, and filed within 150 days of issuance it discharges the parcel from liens that do not appear on it. Whatever does appear is paid out of the proceeds together with the mortgage payoff and the attorney and title charges. The water and sewer balance there is regularly the line a seller has not budgeted for.
The rest depends on the property. A condominium needs the statement of unpaid common expenses under Chapter 183A, Section 6(d), which the organization of unit owners furnishes within ten business days of a written request and which clears the unit of the lien for other unpaid sums once recorded. Waiting on that statement is usually the real reason a condominium closing slips. A house with a tenant transfers the lease with the deed, and under Chapter 186, Section 15B the deposit and the interest on it go to the buyer, who is liable for returning it and has forty-five days to notify the tenant. The lead paint Property Transfer Notification under Chapter 111, Section 197A is due before the purchase and sale agreement is signed, with no construction-year threshold in the section. Chapter 148, Section 26F makes it the seller's job to equip the house with approved smoke detectors, with the fire department enforcing.
None of that tells you what we will pay, so here is how the number is built. We do not price from a townwide figure, because a townwide figure describes renovated listings and the competition for them and averages away the condition of the house we are actually looking at. We price from what the house would be worth with the work finished, less what the work costs. Offers usually land between 60 and 70 percent of after repair value, closer to 55 to 60 percent where the rehab is heavy, as high as 70 to 75 percent where it is cosmetic, all before transaction, financing and holding costs. Reckon on two to four weeks from a signed agreement, and nothing goes in writing until the closing attorney has checked title. We have done one in about a week and it was the exception. An older cape nobody has touched in thirty years still gets a conventional mortgage. A structural or safety defect does not, and that is when selling for cash is the sensible route rather than the fast one.
Questions Franklin homeowners ask us before accepting a cash offer. Don't see yours? Call us directly.
We usually close in two to four weeks from signed agreement, assuming clean title and no unusual estate or probate issues. If your situation requires more time, whether you're coordinating a move, waiting on an estate matter, or simply want extra flexibility, we adjust to your schedule. We've closed in about a week where the property was vacant and the title was clean, but that is the exception rather than the norm.
No. We buy Franklin homes in any condition. Aging roofs, outdated kitchens, unfinished basements, water damage, structural issues: we account for all of it in our offer. You will never spend a dollar on repairs before closing with us.
You pay no agent commissions and no listing fees, and we cover the standard closing costs. What still comes out of the proceeds at closing is anything secured against the property: your mortgage payoff, property taxes and municipal charges, and any outstanding water and sewer balance.
Less directly than most sellers expect. We are not pricing off a citywide median, because a median describes renovated, move-in-ready listings and averages away condition, which is the thing that actually moves our number. What we work from is what the property would be worth once the work is done, and what that work will cost. In practice our offers land between 60 and 70 percent of after repair value, closer to 55 to 60 percent where the rehab is heavy, and as high as 70 to 75 percent where the work is genuinely cosmetic, all before transaction, financing and holding costs. Worth saying plainly: a cash offer is rarely the highest number available to you. It is the certain one, with no financing contingency and no buyer walking away after an inspection.
Yes. We work with inherited and probate properties regularly. Whether the estate is settled, mid-process, or involves multiple heirs, we structure the closing around where you are. We coordinate directly with estate attorneys and personal representatives and handle the complexity so you don't have to.
We handle these situations all the time. Property tax arrears, mechanic's liens, and other encumbrances are typically resolved at closing from the sale proceeds. Our title team identifies everything upfront and clears it in one transaction so you walk away with a clean close.
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
Franklin is one of 26 cities and towns we buy in across Norfolk County. The county page lists all of them, along with the Registry of Deeds district that records the deed.
