Is the offer really no-obligation?

Yes. Take it, counter it, or ignore it. Nothing is signed until you sign at the title company, and there's no fee either way.

Do I have to clean the house out?

No. Leave whatever you don't want — furniture, a garage full of tools, a shed nobody's opened in a decade. We handle it.

Will you buy with tenants in it?

We will. Bring the lease and we'll price around it. You don't have to be the one to end a tenancy.

What about liens or back taxes?

Common, and usually solvable. Liens, code violations and back taxes generally come out of the closing rather than your pocket.

How is this different from the national cash-offer sites?

They price off a model, then renegotiate after an inspection. We price after seeing the house, and we don't move the number unless something structural turns up that neither of us knew about.

Do you charge anything at all?

No commission, no fees, and we cover normal closing costs. What we offer is what you leave with, less any loan payoff or liens.

Will you resell my house for more?

Sometimes, yes — we may fix it up and resell it, or assign the contract to another investor who does. That's how we make money, and it doesn't change what you're paid. Your price is locked in the contract.

Sell your Hutchinson house as-is. Close fast. Just cash.

Local cash home buyers for Hutchinson — northwest of Wichita on K-96, in Reno County. We buy houses directly from the people who own them: a fair cash offer, a closing date you pick, and no hassle. We take the house as it is.

As-is
Fast cash
No inspection
No appraisal
No banks

Call (316) 712-4173

Offer within 24 hours · close in as little as 7 days · no fees, no obligation

Better Business BureauBBB A Accredited since March 2025 View the profile FacebookFacebook 457 followers Open Facebook GoogleGoogle 5.0 Read the reviews

Selling a house in Hutchinson

Hutchinson is the biggest town we buy in outside Wichita, with a wide range of housing — older homes near downtown, mid-century neighborhoods, and rentals. We buy across all of it, including houses with tenants still in them.

The drive is ours to make, not yours. You send the address, we come to you, and everything from there is the same as it would be in Wichita.

Do you really buy houses in Hutchinson?

Yes. Hutchinson is in the area we cover from Wichita, and one of us comes out to look before we give you a number. The drive is ours, not yours.

How fast can you close in Hutchinson?

Usually seven to twenty-one days, on the date you choose. Cash means there's no lender, so nothing waits on financing.

Do I need to fix anything first?

No. We buy as-is — that's the whole point. Repairs are priced into the offer and done by us afterward.

Get my cash offer Call (316) 712-4173

The same four things, both ways

Each line is one thing that comes up in a sale.

What it costs youWhy About 6% commission, plus closing costs and whatever the buyer asks for Nothing. No commission, and we pay the closing costs

Commission is the biggest line in a normal sale and comes off the top before you see a dollar. Then title work, transfer fees and the owner's policy come off the seller's side at closing, and buyers commonly ask for a credit toward their own costs on top of that. Because we buy directly there's no agent to pay, and we cover the standard seller closing costs ourselves.

What shape it has to be inWhy Fixed up, emptied out and broom-clean before a buyer will look Exactly as it stands. Leave whatever you want

A house that needs a roof or a furnace either gets fixed first or sells at a discount bigger than the repair — either way the seller pays. And a listed house is expected empty and clean at closing, which matters more than people expect with an inherited house. We price the work in and do it ourselves afterward. Take what you want and leave the rest: furniture, a full garage, a car that won't start. It's ours after closing.

Who gets to poke at itWhy Showings, an inspector's repair list, and an appraiser deciding if the price holds One visit, at a time you pick. No inspection demands, no appraiser

A listed house is shown until it sells. Then the buyer's inspector hands you a list of repairs to pay for or the buyer walks. Then, if the buyer has a mortgage, the lender's appraiser decides whether the price holds — and a low number means the deal gets renegotiated or dies, weeks in. We come once, we look before we give you a number, and we buy with our own funds. So the number doesn't move, and there's no lender with an opinion about your house.

How long until you're paidWhy Two to four months — and it can still fall through at week six Usually 7 to 21 days, on the date you choose. Nothing to fall through

Every month a listed house sits is another mortgage payment, insurance bill and tax bill on a house you're trying to leave. And the risk nobody prices in: a sale that collapses on financing or appraisal puts the house back on the market with a question mark on it, after you carried it the whole time for nothing. We close as fast as title allows, or later if you need time to move, and our funds are ours — nobody can change their mind.

Typical for Sedgwick County, not a quote. Commission is negotiable and closing costs vary by title company.

Five steps, and you can stop after any of them

Nothing binds you until you sign, and the offer itself costs nothing.

1 Send the address1 minuteThe address and a number to reach you, or just call. Photos help but aren't required, and nothing here commits you to anything.
2 We look at itUsually 24 hoursOne of us drives by and walks through if you're comfortable. We're checking the roof and mechanicals, not how you've kept it.
3 You get a numberSame or next dayIn writing, with the reasoning. If we think you'd net more by listing, we say so and tell you why.
4 You pick the dateEntirely yoursSeven days if you need out fast, two months if you need time. The title company handles the paperwork either way.
5 You get paidAt closingWire or check, at a local title company, for the amount on the contract. Nothing comes off the top.

Whatever's behind the sale

Most of the houses we buy come with one of these. Each has its own page, with the questions people in that spot actually ask.

Inherited a house Behind on payments Tenants in it Divorce Storm or fire damage Moving or downsizing Vacant, or full to the ceiling

Where we buy: Wichita, Derby, Andover, Haysville, Goddard, Maize, Park City, Valley Center, Bel Aire, Kechi, Colwich, Clearwater, Mulvane, Augusta, El Dorado, Newton, Winfield and Hutchinson.

What people say afterwards

Every review here links to where it was posted, so you can check it yourself.

Takes about a minute

The address and a number to reach you. That's all we need to start, and nothing here binds you to anything.

Where's the house?

The address and a number to reach you — that's all we need to start. Nothing here signs you up for anything.

What's the address?

Start typing and pick your address from the list. That and a number to reach you is all we need.

Property address Add the address so we know which house.

Where do we send the offer?

One person calls you — Austin or Tai, from a 316 number. We're not a lead broker and we don't sell your details to anyone.

Your name We need a name to put on the offer. Phone We need a working phone number — that's how the offer reaches you.

Email optional — where the written offer goes That email doesn't look right — fix it or leave it blank.

Got it.

Someone will call you from a 316 number within one business day. If it's urgent, call us directly at (316) 712-4173.

Want a tighter number?

Any of these help us price it before we call. Answer what you like — it saves as you go, and skipping is fine.

What's got you selling?

How's the house doing?

Anything notable optional

Add a few photos

Photos usually mean a tighter number and one less visit. Don't tidy up — we'd rather see it as it is.

Tap to add photos Or drag them here. Any number, any order.

When would you want to close?

What are you hoping to get for it? a number, a range, or leave it Roughly what's still owed on it? skip it if you'd rather not say

How did you hear about us?

No fee for the offer and no obligation to accept it. 316 Home Buyers, LLC purchases property as a principal, not as a real estate broker, and may assign the purchase contract to another buyer. We are not acting as your agent and do not represent you in the transaction.

Buyer's list

Off-market houses in the Wichita metro, with the numbers attached. Sign up once — Austin or Tai looks at every request by hand, usually within the hour.

Here to instead? That's the door you want — this one is for buyers.

Somebody sent you this house

Off-market in the Wichita metro. Have a look, then tell us who you are.

The address and the numbers are behind the form. Asking price, repair estimate, ARV and the street address go on screen the moment you're in — along with every other house on the list.

First name Last name

Email Create a password 8+ characters — how you get back in

Phone Company optional

Already on the list? and it's right there on your board.

A buyer we already work with sent you this, which puts you most of the way there. Austin or Tai still gives every new account a look — usually within the hour — and then the address and the numbers open up, on this house and every other one on the list. Next time it's just your email and password. Deal figures here are confidential; see our and .

Sign in

Your email and password.

Email Password

We'll email you a one-time code and you can set a new one.

No account yet?

Sign up

Takes a minute. We check every buyer by hand — usually within the hour — then text you a sign-in.

First name Last name

Email Create a password 8+ characters

Phone Company optional

What are you buying? optional — areas, price range, flip or hold Proof of funds optional, but it speeds approval

By signing up you agree to our and . Deal figures on this list are confidential.

Check your email

We sent a six-digit code.

Didn't arrive?

You're in the queue

Austin and Tai have your details on their phones right now — every buyer is let on by hand, which is why the numbers on this board are worth something. The moment one of them approves you, we'll text and email you a sign-in.

Call and skip the queue

Available now

Off-market. Tap a lot for photos, put a number on it, and we'll call you. Everything here is confidential — please don't forward it.

Starting prices and repair figures are ours; anything marked est. is unverified — do your own diligence. A bid is an expression of interest, not a contract. We review every bid and reach out directly; we're a private company and we choose who we sell to.

Houses we've bought.

Properties we bought in whatever shape they were in, our crews, and the neighborhoods we work in.

Yours could be next

However rough it looks, we've almost certainly bought worse. Send the address and we'll tell you straight.

More on Facebook

We post projects as they go, which is the least filtered look at what we do.

Open Facebook

Local buyers, not a call center.

316 Home Buyers is a small Wichita company. When you call, you get one of the two people who own it — not a script, and not a lead broker in another state.

The people you'll actually deal with

Two co-owners. When you call, it's one of us.

Why we started this

We're Austin and Tai. We were friends before we were business partners.

This started when someone we knew had a house they needed to sell and couldn't. It was in rough shape, and the normal route — fix it up, list it, wait — wasn't going to work for them. They asked if we could help.

What we had was people. Contractors we trusted, a title company, a lender, buyers we'd dealt with. So we put that to work on a small house on a rough side of town that needed a lot of it. That was the first one.

Doing it, we saw the real problem clearly: most people don't have the time to sell a house that needs work, and they don't have the connections to get it done. We do. That's the whole business — you bring the house, we bring everything else.

Where we buy

Wichita and the towns around it: Derby, Andover, Haysville, Goddard, Maize, Park City, Valley Center, Bel Aire, Kechi, Colwich, Clearwater, Mulvane, Augusta, El Dorado, Newton, Winfield and Hutchinson.

Common questions

Anything not covered here, ask the chat in the corner or just call.

Admin

Enter the four-digit PIN.

Content manager

Answer visitors yourself

The chat answers the easy questions on its own. What lands here is the rest: someone the chat handed to you, someone who left a number, or a question nobody has answered yet. Your reply shows up in their chat window on the site.

Traffic

Visitors by day

Where they come from

Pages they land on

Where they go

Devices

How far they get in the form

Visitors 0

Everyone from the last 14 days, one line per person, newest first. Tap a visitor for their whole history — every visit, page and form step is kept under the same visitor ID from before they ever gave you a name, so a lead's story starts at their first visit.

Totals above cover the range you picked, on your local clock. Leads are credited to the source and page of that visitor's first visit. Nobody is identified by name unless they gave it to you.

The board right now live

What each house is doing: what we're into it for, what we're asking, where the bidding stands, and how many buyers have actually looked. Updates itself every few seconds.

Everything that's happened

Anything set to Draft is hidden from investors. Every deal shows who looked, who bid and who shared it — and the seller's details if it came from a lead.

Buyers list0

Fills itself in as buyers sign up and use the board — what they're buying, how they found you, when they were last on, and what they've bid. Tap a column to sort.

How access works

Nobody gets on the board without you or Austin saying so. Every sign-up — from the investor page or from a deal one of your buyers shared — lands as waiting on you, and you both get a text with a one-tap approve link. Anyone whose name, email or phone matches a seller in your leads is flagged in red, so the person you bought a house from can't quietly end up watching you resell it. Revoke takes access away again the same minute.

Waiting on you0

Nobody here can see a single deal. You and Austin also get a text with a link that approves them in one tap — this is the same decision, from a bigger screen.

Approved buyers0

Shared links0

Every time one of your buyers taps Share on a lot, the link is recorded here with how many times it was opened and how many of those turned into a buyer on your list.

What's coming up

On your phones

Subscribe once on each phone and every booking lands in your calendar app by itself — and comes off it when one is cancelled. Every booking also emails you an invite you can open straight from the message.

Add to Google Calendar Add on this phone

Google Calendar: one tap on the blue button, then Add calendar when Google asks. iPhone Calendar: Add on this phone opens the subscription right in the Calendar app. Google refreshes subscribed calendars on its own schedule, so a new booking can take a few hours to show there; every booking also emails you an invite right away.

When people can book you

The booking page only ever offers times inside these hours, with nothing already on the calendar and nothing inside the notice window.

Least notice How far ahead Gap either side

Export

Spreadsheet-ready files. Leads and the buyers list open straight in Excel or Google Sheets; site data is the complete backend snapshot as JSON.

Backup

Leads, buyers and deals live on the server — this is a snapshot of them you can keep. Download one for your records, or before you clear this browser's history.

Worked with us?

A line or two about how it went is the most useful thing you can give the next family who looks us up.

Worked with us? Put it on Google.

One tap opens our Google review box — write a line or two and post it. It's the first thing the next family sees when they look us up, and it takes about a minute.

Write our Google review

Rather it came straight to us instead? — either is welcome, good or bad.

Tell us how it went.

This one comes to Austin and Tai, and goes no further unless you say so.

What happened

Your name Phone or email optional

Thank you — that's with us.

Austin and Tai read every one. If you'd put it on Google too, that's where it helps the next person most.