Selling a house or land as-is in Idaho.
Star Thing Valley, a real estate investment brand of Star Thing LLC, buys houses and land as-is in Idaho, in its own name. We pay the closing costs.
Star Thing LLC is not a licensed real estate broker. This solicitation is not from a licensed real estate professional.
What we take off your plate.
Why sellers work with us.
- Our investor network.
We work with inspectors and contractors. In Idaho we buy for our own account and don't market your contract.
- 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.
- No bank loan needed.
Our contract doesn't depend on a loan. During the inspection period we may still cancel, for example over the property, its documents, or whether we can buy it.
- 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 | 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, 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
Before you sign.
Three things every seller should know.
- We buy in our own name.
In Idaho, Star Thing LLC buys and closes in its own name. We don't assign Idaho contracts at this time.
- 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.
Selling in Idaho.
Our Idaho contract, word for word, on top of our standard terms.
Terms in your contract
In Idaho, Star Thing LLC buys and closes in its own name. We don't assign Idaho contracts at this time.
Seller disclosure
For 1-4 unit residential property, unless the transfer is exempt under Idaho Code 55-2505(1), (7), (14) or (16), Seller will deliver to Buyer a signed and dated Seller Property Disclosure Form under Idaho Code 55-2504 et seq. within 10 days after Seller accepts this offer.
Buying for its own account (Idaho)
Buyer is Star Thing LLC only, buying the Property for its own account as a principal, and will take title itself; the words "and/or assigns" in this agreement do not apply. Buyer will not assign this agreement, market it, or find another buyer for the Property before closing. The words about assigning in Sections 4, 5, 13 and 17 and all of Section 16(d) and (e) do not apply. No option fee is charged; Section 3 is left blank, so Buyer can ask a court to order the sale only if Buyer has deposited earnest money.
Notices you sign first
Idaho has no separate state notice to sign before our contract.
For a home built before 1978: the federal lead-based paint disclosure (Exhibit C) and the EPA pamphlet, before you sign the contract.
Closing
Through a title company, escrow company or closing attorney. We pay all closing costs. Any mortgage or liens are paid from your sale proceeds. 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.
Your rights
If Idaho law gives you more rights than this page lists, those rights apply. This page describes our contract; it isn't legal advice.
Idaho market right now
What home buyers in Idaho are facing.
Public numbers, updated each time we update this page.
30-year mortgage rate (U.S.)
7.32%
Up from 6.19% a year ago
Freddie Mac PMMS, via FRED, week of Oct 22, 2026 · source
Median days on market (Idaho)
61 days
Down from 65 days a year ago
Realtor.com, Housing Inventory Core Metrics, via FRED (St. Louis Fed), September 2026 · source
Median listing price (Idaho)
$593,000
Up from $585,000 a year ago
Realtor.com, Housing Inventory Core Metrics, via FRED (St. Louis Fed), September 2026 · source
Listing prices are asking prices, not sale prices, and they aren't a value for your property. Our offer is a separate as-is price and is usually lower than a listed sale.
Other states we buy in.
25 states.