Star Thing Valley
A real estate investment brand of Star Thing LLC, a technology company and the buyer on your contract.
Robert S. Duncanson, Landscape with Rainbow, 1859. Smithsonian American Art Museum (CC0).
- $0agent commission
- We paythe closing costs
- 14business days to inspect. If we don't confirm in writing, the contract ends
- 25states, each with its own state terms
- Nothingis binding until you and we sign
How we buy.
Three ways, one contract.
- We buy it ourselves.
For our own real estate investments.
- We buy it together with a partner.
An investor, or an affiliated company (a company with the same owner as Star Thing LLC). Same price for you.
- We pass our contract to another buyer (we assign it).
They buy it at your price and dates, and we are paid a fee by them.
We're not real estate agents or brokers and don't represent you. You may want an agent or attorney to review the contract.
Read more: How we buy.How our contracts work.
Who does what, from our offer to your closing. An example; your contract and state may add steps.
- 1. OfferWe send you a written purchase agreement. A price by text, email or phone before this is not a contract.Star Thing LLC
- 2. Contract, day 0You and every owner sign, and we sign.You · Star Thing LLC
- 3. Inspection, business days 1 to 14We check the property in person or remotely: for example a visit by a local inspector or contractor, a video walkthrough, photos, county and title records, and flood, zoning and aerial maps. A possible buyer of the contract may also do a walkthrough, with 24 hours' notice to you. We also check title and road access, and decide whether to buy it ourselves, with a partner, or pass the contract to another buyer. If we don't confirm in writing by business day 14, the contract ends on its own.Star Thing LLC · Title company or attorney
- 4. If we assignThe new buyer signs an agreement to take over our obligations, and we send you a copy with their name and contact details.New buyer, if we assign · Star Thing LLC
- 5. ClosingThrough a title company, escrow company or closing attorney. We pay all closing costs.You · Title company or attorney
Nothing is binding until a written purchase agreement is signed by every owner and by Star Thing LLC.
Read more: How our contracts work.What we take off your plate.
Why sellers work with us.
- Our investor network.
We work with investors, builders and land buyers, and with companies that show signed contracts to those buyers. When we assign, we offer the contract to buyers who buy properties like yours. We share your property's details only after you sign.
- No repairs.
We buy as-is. You don't fix, renovate or stage anything. We prefer the property vacant and clear of trash, but it doesn't have to be; we take its condition into account in our price.
- No commission, and we pay the closing costs.
There's no agent commission. We pay deed preparation, transfer taxes, title insurance, recording and the closing agent's fees. If we assign the contract, we're paid a fee from the difference between your price and what the buyer pays.
- No bank loan needed.
Our contract doesn't depend on a loan. During the 14-business-day inspection period we may still cancel, including if we can't buy it, partner on it or pass the contract to another buyer.
- Liens and back taxes, paid from your proceeds at closing.
Any mortgage, liens or unpaid taxes are paid from your sale proceeds at closing, through the title company or closing attorney. If they add up to more than the price, the difference has to be covered before closing; we'll tell you if we see that.
- Inherited or complicated ownership.
We work through death certificates, probate and heirs' paperwork to confirm who can sell.
- You always know where you stand.
Our full contract is public, your state's extra terms have their own page, and there's a fixed end date: if we don't confirm by business day 14, the contract ends on its own and you're free to sell to anyone. The closing date is written in your contract; ask us about it before you sign. Read the full contract →
Your options, side by side.
| Topic | Sell to Star Thing LLC | List with an agent | Sell it yourself |
|---|---|---|---|
| Commission | None. If we assign, our fee comes from the price difference | Usually, often for both agents | No listing commission; you may pay a buyer's agent |
| Closing costs | We pay all of them | Your share | Your share |
| Repairs | None, as-is. We may ask a lower price if the inspection finds surprises | Buyers often ask for repairs or credits | Buyers often ask for repairs or credits |
| Buyer's loan | No financing condition | Often a loan, which can be delayed or denied | Often a loan, which can be delayed or denied |
| Can the buyer back out? | Yes, during our 14-business-day inspection period | Usually during the contingency periods | Usually during the contingency periods |
| Price | A written as-is price in the purchase agreement, from us, based on what investors pay for similar properties, paid in full in cash at closing, with no loan contingency. It changes only if our inspection finds something we didn't expect. Usually lower than a listed sale | Not known until a buyer offers. It can drop after their inspection or appraisal, or fall through if their loan does | Not known until a buyer offers. It can drop after their inspection or appraisal, or fall through if their loan does |
Every detail, row by row: compared with listing with an agent · compared with selling it yourself
See it with your own numbers: Compare what you'd keep
How we price your property.
What goes into our number.
- Value after the work.
What the property will be worth once repairs and cleanup are done.
- Minus repairs and cleanup (including trash removal), demolition, and access and title work.
Every property is different.
- Minus holding and selling costs, and the investor's return.
Taxes, insurance and financing while the work is done, resale costs, and a return for the investor's risk.
- Minus our fee, if we assign.
Our fee comes from the difference between your price and what the buyer pays.
It depends on the type of property.
Investors don't go by the listing price. They work out what a property is worth to them, and how they do it depends on the type of property.
- HOUSESHouses that need work
What it will be worth after repairs, minus the cost of the repairs, of holding and selling it, and the investor's profit.
- LANDVacant land
What similar land nearby recently sold for, adjusted for road access, utilities, flood zone and zoning.
- RENTALSHomes of 2 to 4 units
The rent it can bring in, minus taxes, insurance, repairs and the months it sits empty.
- LARGE LAND100+ acres near a power line or substation
The acres that can be built on, and how much electricity the utility confirms in writing it can supply.
How large land works
Every property is different, and our offer is not an appraisal.
Our offer is not an appraisal.
Read more: How we price your property.Your situation.
Some sales need extra steps. Find yours.
- InheritedInherited propertyWe work through death certificates, probate and heirs' paperwork to confirm who can sell. Every owner signs the contract.
- Tenants or belongingsOccupied, or things left behindWe prefer the property vacant and clear of trash, but it isn't required. Occupants and belongings that stay are listed in the contract and taken into account in our price.
- Large landLarge land near power linesUsually 100 acres or more near a substation or high-voltage line. These take longer to study, so we agree in writing on a longer study period for each one.
Where we buy.
25 states.
Some states give sellers extra notices and cancellation rights, such as Louisiana, where you can cancel for any reason for at least 5 calendar days after signing. If your state does, they apply to your sale.
Read more: Where we buy.If we assign your contract.
We may buy your property ourselves. If we choose to assign the contract instead, these state laws set the rules, and our contract for that state follows them. Your state's page lists its rules.
- TEXAS
Allows us to assign our contract without a real estate license, as long as we tell you and any buyer in writing that we hold a contract to buy, not ownership of the property.
Texas Occupations Code Section 1101.0045Texas page - ARIZONA
Requires us to tell you in writing that we're a wholesale buyer (a buyer who may pass the contract to someone else) before anything is binding. If we don't, you can cancel before closing and keep any earnest money.
A.R.S. 44-5101Arizona page - MISSOURI
For homes of 1 to 4 units, requires a separate wholesaler notice that you sign at least 14 days before you sign the purchase contract. It explains that we may assign the contract before closing.
RSMo 407.3600Missouri page - LOUISIANA
For homes of 1 to 4 units: written disclosures before you sign, at least 5 calendar days to cancel for any reason, and earnest money (a deposit) of at least 1% held in escrow.
La. R.S. 37:1448.5Louisiana page - WISCONSIN
Requires written notice that we're a real property wholesaler no later than when you sign. If we don't give it, you can cancel before closing and keep any earnest money.
Wis. Stat. 710.13Wisconsin page
Recent changes to state law.
New rules in states where we buy, and how our contracts follow them.
- Jan 1, 2027
(coming)LouisianaSellers of vacant residential property get a property disclosure for contracts signed on or after this date. La. R.S. 9:3196 - Aug 1, 2026LouisianaNew rules for buyers who assign contracts on 1 to 4 unit homes: written disclosures before signing, at least 5 calendar days to cancel for any reason, earnest money (a deposit) of at least 1% held in escrow, and no clouding of title. La. R.S. 37:1448.5
Before you sign.
Four things every seller should know.
- We may assign the contract.
We may assign your contract to an investor or an affiliated company (a company with the same owner as Star Thing LLC), which then buys your property at your price.
- After an assignment, you deal with the new buyer.
Once the new buyer signs an agreement to take over our obligations and we send you a copy with their name and contact details, they take our place. From then on, the new buyer, not Star Thing LLC, has the buyer's obligations to you under the contract. You agree to this when you sign.
- The inspection period is 14 business days.
Weekends and federal and state holidays don't count. If we don't confirm in writing that we're moving forward, the contract ends on its own.
- Vacant and clear of trash is preferred, not required.
If tenants, belongings or trash will still be there at closing, tell us before we make an offer. We take it into account in our price, and the contract lists anything that stays.
More questions.
Where our information comes from.
We don't write the rules; we link to them.
- LawsEvery statute and case we name links to its official text.
- Property factsCounty appraisal district or assessor records, county clerk records, FEMA flood maps and local zoning maps.
- Market numbersMortgage rates from Freddie Mac and listing data from Realtor.com, both through FRED, the Federal Reserve Bank of St. Louis data service. FRED
- Maps and addressesMap tiles © OpenStreetMap contributors; address suggestions from Photon, an OpenStreetMap search service. OpenStreetMap copyright