Selling a house or land as-is in Texas.
Star Thing Valley, a real estate investment brand of Star Thing LLC, buys houses and land as-is in Texas, or assigns its contract to an investor who buys. 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 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
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, and Star Thing LLC is released. You agree to this release 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.
Selling in Texas.
Our Texas contract, word for word, on top of our standard terms.
Terms in your contract
Notice of assignment
NOTICE UNDER TEXAS PROPERTY CODE SECTION 5.0205 AND OCCUPATIONS CODE SECTION 1101.0045: Buyer intends to assign its interest in this contract to a third party, who may pay Buyer a fee for the assignment. Buyer's interest is only an equitable interest under this contract; Buyer does not hold legal title to the Property.
In plain English: this notice is part of our Texas contract. Under Section 13 we may still buy the property ourselves or with a partner.
Seller's disclosure
Seller will deliver any Seller's Disclosure Notice required by Section 5.008, Texas Property Code, before this agreement becomes binding.
Additional tax notice (Property Code 5.010; vacant land only, unless exempt)
NOTICE REGARDING POSSIBLE LIABILITY FOR ADDITIONAL TAXES If for the current ad valorem tax year the taxable value of the land that is the subject of this contract is determined by a special appraisal method that allows for appraisal of the land at less than its market value, the person to whom the land is transferred may not be allowed to qualify the land for that special appraisal in a subsequent tax year and the land may then be appraised at its full market value. In addition, the transfer of the land or a subsequent change in the use of the land may result in the imposition of an additional tax plus interest as a penalty for the transfer or the change in the use of the land. The taxable value of the land and the applicable method of appraisal for the current tax year is public information and may be obtained from the tax appraisal district established for the county in which the land is located.
In plain English: If the land is taxed at a lower special value (for example, as farm, ranch or wildlife land), the new owner may lose that value and be taxed at full market value, and the sale or a later change in use may bring an additional tax plus interest. The county appraisal district can tell you.
Annexation notice (Property Code 5.011; not required for transfers listed in 5.011(c), such as a sale by a fiduciary administering an estate or trust, or property wholly within a city's limits)
NOTICE REGARDING POSSIBLE ANNEXATION If the property that is the subject of this contract is located outside the limits of a municipality, the property may now or later be included in the extraterritorial jurisdiction of a municipality and may now or later be subject to annexation by the municipality. Each municipality maintains a map that depicts its boundaries and extraterritorial jurisdiction. To determine if the property is located within a municipality's extraterritorial jurisdiction or is likely to be located within a municipality's extraterritorial jurisdiction, contact all municipalities located in the general proximity of the property for further information.
In plain English: If the property is outside city limits, a nearby city may now or later include it in the area it controls, or annex it. Each city keeps a boundary map; nearby cities can tell you.
Other notices
Unless exempt, Seller will give Buyer before this agreement becomes binding any notice required by Property Code 5.012 (property owners' association), 5.013 (pipeline, for unimproved land intended for residential use) or 5.014 (public improvement district), and by Water Code 49.452 (water district) and Water Code 13.257 (water or sewer service area).
Owners' association
If the Property is subject to a property owners' association, Seller will request the subdivision information and resale certificate under Property Code 207.003 within 3 days after the Effective Date (Buyer may request them instead). If Buyer has not received the resale certificate before the Inspection Period ends, Buyer may cancel by written notice within 7 days after receiving it or before closing, whichever is earlier, and any earnest money is returned to Buyer. Association assessments are prorated to closing. Resale-certificate, update and transfer fees are paid by Buyer as Section 11 provides, unless the parties write otherwise here: ______________.
Notices you sign first
Before our contract becomes binding, you fill out and sign the Texas Seller's Disclosure Notice (Section 5.008, Texas Property Code) if that section applies to your property, and give us any notice required by Property Code 5.012, 5.013 or 5.014 or Water Code 49.452 or 13.257. We'll send you the blank forms.
For a home built before 1978: the federal lead-based paint disclosure (Exhibit C) and the EPA pamphlet, before you sign the contract.
Before any assignment, we give the buyer a written notice of the nature of our interest in the contract, as Texas Property Code Section 5.0205 and Texas Occupations Code Section 1101.0045 require.
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 Texas law gives you more rights than this page lists, those rights apply. This page describes our contract; it isn't legal advice.
Texas market right now
What home buyers in Texas 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 (Texas)
66 days
Down from 67 days a year ago
Realtor.com, Housing Inventory Core Metrics, via FRED (St. Louis Fed), September 2026 · source
Median listing price (Texas)
$355,765
Down from $364,950 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.