Help and FAQ.

We buy houses and land as-is in 25 states. Our contract has no loan contingency. During the 14-business-day inspection period we may cancel in good faith, including if we can't buy, partner on or assign the contract, and if we don't confirm in writing, the contract ends on its own. We pay all closing costs, and charge no commission. We buy it ourselves, buy it with an investor or an affiliated company, or assign the contract to one of them. If we assign, our fee comes from the difference between your price and what the buyer pays.

Star Thing LLC is a technology company that builds and publishes its own apps and software, and sells consumer goods online. Star Thing Valley is our real estate investment brand, working with investor partners across the U.S. and internationally. Star Thing LLC is not a licensed real estate broker or agent.

A company. The buyer on your purchase agreement is Star Thing LLC, signed by an authorized signatory whose name appears on the signed agreement. If we pass the contract to another buyer, we tell you who they are in writing, and they close with you.

No. Star Thing LLC buys property as an investor. We aren't licensed brokers or agents and don't represent you. You're welcome to have an agent or attorney review our contract.

Three ways, one contract: we buy it ourselves; we buy it with an investor or an affiliated company (a company with the same owner as Star Thing LLC); or we assign the contract to an investor or an affiliated company, which buys your property directly at the same price and terms. Your price, closing date, closing agent and terms stay the same.

No. A number we mention is a starting point, not a contract. Those conversations are not binding. Neither of us has to buy or sell until a written purchase agreement that identifies the property and all its terms is signed by every owner and by Star Thing LLC.

Not on its own. A contract to sell land must be in a signed writing in every state where we buy. A price in a text, email or call from us is not a contract. Before October 13, 2026, our texts with a price didn't say they weren't offers. Since then, any price we send by text or email says it is non-binding and not an offer. Nothing is binding until every owner and Star Thing LLC sign a written purchase agreement.

Yes. Our full contract is public, and your state's extra terms have their own page. Read the whole agreement before you sign, and ask us about any part of it.

We have 14 business days. During them, we 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. While the contract is in effect, you agree not to sell or list the property elsewhere, and to give inspectors and possible assignees access with 24 hours' notice. Closings go through a title company, escrow company or closing attorney, depending on your state.

You sign a purchase agreement with Star Thing LLC. Our contract lets us hand our side of it, the buyer's side, to another investor or our affiliated company. That buyer takes over everything we agreed to: your price, your dates and the closing costs. You still sell your property once, to one buyer, through a title company or attorney. The law has a name for this: Wisconsin, for example, calls a buyer who signs a purchase agreement intending to assign it for a fee a real property wholesaler (Wis. Stat. 710.13).

Sometimes we buy the property ourselves. Sometimes an investor who specializes in that kind of property is a better fit, and we pass the contract to them and are paid a fee for finding the deal and signing it up. Either way, you get the price in your contract.

No. The new buyer takes over the contract as signed. Your price, closing date and who pays the closing costs stay the same.

Yes. If we assign, we send you a copy of the new buyer's signed agreement to take over our obligations, with their name and contact details. If the new buyer is our affiliated company, we tell you in writing before closing.

If we assign the contract, the investor or affiliated company takes over our side of your contract and closes with you through your title company or closing attorney. You don't need us there, and your price and dates stay the same.

They step into every obligation we had, including the closing date. If they don't close, you have the same rights under the contract that you would have had against us. Section 16 of our contract explains them.

Yes, in every state where we buy except Idaho, where we buy in our own name and don't assign. Several states where we buy regulate assignment rather than ban it: they require written disclosures, and some give sellers time to cancel. Examples include Texas Occupations Code Section 1101.0045, A.R.S. 44-5101 in Arizona, RSMo 407.3600 in Missouri and La. R.S. 37:1448.5 in Louisiana. Our contract says we may assign it, and your state's page lists its rules.

Through a title company, an escrow company or a closing attorney. They check title, hold and pay out the money, and record the deed.

Not always. Many title companies and closing attorneys can send your documents to sign by mail, or set up a remote online closing where your state and the title company allow it. You can also sign in person. Ask the closing agent what they offer.

You sign the closing documents on a computer while a licensed notary watches by video and notarizes them online. Electronic signatures are valid under federal law (15 U.S.C. 7001), and each state sets its own rules for online notarization. The title company decides whether it can use a remote closing for your sale and confirms the deed can be recorded that way.

You show the closing agent a government photo ID and any other proof they ask for. No money is paid to you until they've confirmed you're the owner.

The closing agent pays your proceeds at closing, by wire or check, after any mortgage, liens or taxes are paid off. Before you send or receive any money, call the closing agent at a number you looked up yourself to confirm the instructions. We never send or change payment instructions by email or text alone.

Every page of our site lists our company, Star Thing LLC, our mailing address (7901 4th St N #30711, St. Petersburg, FL 33702), our phone number (917) 920-5868 and our email, [email protected]. Our full purchase agreement is public, and every sale closes through a title company, escrow company or closing attorney, which handles all the money. We never send or change payment instructions by email or text alone: before you send or receive any money, call the closing agent at a number you looked up yourself to confirm the instructions. Call or email us before you sign anything.

A real buyer gives a company name you can look up, never asks you for money or bank details, and closes through a title company or attorney you can choose. If anyone asks you to wire money or pay a fee to sell, stop.

Investor offers usually start from the listing and public records: county appraisal, deed, flood and zoning maps. A price we mention is a starting point, not a contract. Our written contract gives us an inspection period to see the property and check title before anything moves forward, and nothing is binding until every owner and Star Thing LLC sign.

We buy ourselves, with partners, or by passing the contract to an investor. Before we send a purchase agreement, we work out what investors typically pay for properties like yours, using recent sales and the kinds of properties they buy. Only after you sign do we offer the contract to investors. During the 14-business-day inspection period we line up the money or the buyer. If we can't, the contract lets us cancel in good faith, and if we don't confirm in writing, it ends on its own. Nothing is binding until a written purchase agreement is signed.

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.

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.

Our offer is an as-is investor price, with no loan contingency, based on what an investor can pay. It reflects the property, the local market, what investors can pay, and our fee if we assign the contract. We'll explain our number. You never have to accept it.

If a seller isn't a U.S. person for tax purposes, federal law (FIRPTA) may require part of the price to be withheld for the IRS at closing.

We work through death certificates, probate and heirs' paperwork to confirm who can sell. Our contract has to be signed by every owner. We don't give legal advice; talk to a probate attorney in your state.

If we don't confirm in writing that we're moving forward before the 14 business days are up, the contract ends automatically. You owe us nothing, no release form is needed, and you're free to sell to anyone. Any earnest money goes back to us; any option fee stays with you.

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.

You can cancel and keep any option fee or earnest money. That is your only remedy, unless your state's law gives you more, and it is $0 if your contract has neither.

Before October 8, 2026, we texted some owners at the phone number on their for-sale listing. Anyone who replied STOP was not contacted again. Since October 8, 2026, we start with one message on your listing site (such as Zillow), by email or by mail. We call or text only if you called or texted us first, gave us your number, or ticked the consent box on our form, and we check every number and email against our opt-out list first. We may change how we do this. When we do, we'll update this page and show the date of the change. A change never affects a contract you've already signed, and if you've asked us to stop contacting you, that stays in place.

If you haven't contacted us, we send a first message and at most one follow-up. If you don't reply, we stop.

When you've asked us to, between 9 a.m. and 8 p.m. your local time, Monday to Saturday, and Sunday afternoons where state law allows. We don't call Louisiana numbers on Sundays or holidays, and we make no more than 3 calls in a day.

Reply STOP to any text, reply UNSUBSCRIBE to any email, or tell us on a call. We stop right away and keep your number or email on our opt-out list so we don't contact you again.

We may. If we record a call, we tell you at the start and stop recording if you ask.

That's Star Thing LLC's business number for calls and texts. Our messages give the company name, Star Thing LLC.

Our privacy policy explains what we collect and how we use it. We share your property's details only after you sign. Nothing you type in our seller tools leaves your browser.

Reply STOP to opt out, HELP for help. Our SMS terms are in our privacy policy.

If anything on this site is hard to use, or you need our contract or any page in another format (large print, plain text, read aloud by phone), email [email protected] or call or text (917) 920-5868 (relay users: dial 711). We'll respond within 2 business days.