How to compare cash home buyers in Shreveport-Bossier

Get two or three offers before you sign

Get two or three written offers before you pick one. One number on a phone call is not a comparison. A second offer shows you what is normal for your house, your timeline, and the work it needs. A third offer helps when the first two are far apart.

Put our form in that set. Call or text Charlie at (318) 714-4321, or use the form on this page. We will look at the house and put a choice in writing. You can say no. Asking us does not lock you in, and it does not cost a fee.

The checklist below applies to us and to anyone else who says they buy houses in Shreveport or Bossier City. If a line is missing, ask for it before you sign. A shorter version of the same idea is in selling a house as-is in Shreveport-Bossier.

What should a written offer include?

A real offer is a contract you can take home, not a text that says "we can do around this much." Show it to a lawyer, a relative, or anyone you trust. The Louisiana State Bar Association can help you find a lawyer if you want one.

Before you sign, the writing should name:

• The price, and whether it is cash at closing or payments over time.
• The buyer, by the legal name on the contract.
• The closing date, and what happens if that date slips.
• Who pays which closing costs, including the title company and any unpaid taxes it finds.
• What you are selling: the house as it sits, and whether belongings stay.
• What can still change after a look at the house.
• Earnest money: how much, who holds it, and what happens if the buyer backs out.
• Your right to walk away, and the deadline.
• Whether the buyer can hand the contract to someone else before closing.

If a line is blank, or the buyer says they will fill it in later, do not sign yet.

Who is actually buying the house?

Ask this out loud: are you buying this house yourself, or will you assign the contract to someone else?

A principal buys the house in their own name. That name is the name at the closing table. The money, or the agreement to take over payments, comes from that buyer. The LN Co buys this way. The contract is with us. Charlie is who you talk to. We are not a listing brokerage, and this page is not a pitch to list your house.

An assignment is a normal tool in real estate. The person you meet signs a contract with you, then sells that contract to another buyer before closing. The person you met may never own the house. Your price can stay the same while the new buyer pays the first person a fee. The date can move. The new buyer can ask to change terms.

Neither path is automatically a bad deal. You should know which one you are signing, because it changes who has to bring the money. If the contract allows an assignment, the paper should say so in plain words. If you want the person you met to be the buyer at closing, say that before you sign.

Wholesaling is the everyday name for finding a house, signing a contract, and assigning it. Ask, "Will you close in your own name, or will you assign this?" A straight answer is part of a fair offer.

Can they show proof of funds?

If the offer says cash, ask where the money is. Proof of funds is a bank or title-company document showing the buyer can pay at closing. You do not need their whole business story. You do need to know the money is real before you drop every other option.

A buyer who will take over your payments is not showing a stack of cash. Ask how your loan is handled, in writing, and talk to a lawyer before you agree to any deal that leaves your name on the loan. We may pay cash, or we may take over payments and pay you over time. We do not promise either one before we see the house. Cash is not promised on every house.

If someone will not show proof of funds and will not explain the loan path, you do not have an offer you can compare yet.

Where should the closing happen?

The money and the deed should move through a local title company or a closing attorney. Not through a personal account, and not as a wire to a number that arrived by text the day before.

In Shreveport and Bossier, the title company checks the title, pays off a loan, handles unpaid taxes it finds, and pays you what is left. You sign the deed there, on closing day, not weeks earlier. We close at a local title company. What a Louisiana seller pays at closing walks through the lines on that statement.

Ask for the title company's name before you sign. You can call that office and ask if they have the file. If the buyer will not name one, stop.

Who pays the closing costs?

"No closing costs" can mean different things. Sometimes the buyer pays the title fee and you still pay the loan, taxes, and liens out of the price. Sometimes a fee is hidden as a lower price. The number that matters is what you walk away with, on paper, before you agree.

Ask who pays for the title policy, who pays unpaid property taxes and through what date, whether any fee is charged to you, and whether the price is before those items or after. We charge homeowners no fee and no commission when we buy. If Charlie lists the house for you instead, the usual listing commission applies, and he goes over it up front. If you are also weighing a sale on your own, read selling your Louisiana house yourself, or to a cash buyer.

What is a re-trade?

Some contracts let the buyer look at the house and then lower the price, or cancel. That second price is sometimes called a re-trade. A real repair, such as a bad foundation, can be a fair reason to change the number. It is a problem when the first number was never serious and the cut was the plan.

Before you sign, ask how many days the buyer has to look, whether they can cancel for any reason or only for a named repair, whether they can change the price, and what you get back if you say no. We look at the house as it sits. Tell us about the roof, the plumbing, the foundation, fire or water, and anything left behind. We would rather put that in the first offer. You do not repair anything for us to look.

What about earnest money?

Earnest money is a deposit that shows the buyer means to close. On a sale to a cash buyer it is often smaller than on a listed house, and some contracts have none. Ask anyway: how much, who holds it, and what happens if the buyer does not close. The title company should hold it, not the buyer's pocket. If the buyer can walk away and keep your time without losing the deposit, know that before you turn other offers down.

Can I walk away?

You can walk away before you sign. After you sign, you can walk away only the way the contract allows. Read that section, or have a lawyer read it.

You do not have to sign on the porch during a first look. A fair buyer can leave the paper with you. We do not ask you to sign on the porch. Once you agree, you pick the closing date, as long as the title work can be ready. Often that is within a couple of weeks. It can be longer if you need the time. We do not promise a set number of days.

What are the red flags?

Slow down, or walk away, if a buyer does any of these:

• Asks you for money before closing. A fee to hold the deal, open a file, or cover their costs is a warning. We charge nothing to make an offer.
• Pressures you to sign the same day, and says the offer dies if you show it to anyone.
• Asks you to deed the house over before closing, and promises to pay later. The deed should move at the title company, when you are paid.
• Will not say who the buyer is, or whether the contract will be assigned.
• Will not use a title company, or will not put the offer in writing.

If you are behind on the mortgage, a different pitch shows up: someone who says they can stop a foreclosure if you pay them. That is not a house purchase. The Consumer Financial Protection Bureau describes these as foreclosure relief scams and mortgage loan modification scams. Their warning signs include an up-front fee, pressure to act immediately, and a request that you sign over title. Read how to spot and avoid foreclosure relief scams and what mortgage loan modification scams look like.

We buy houses. We are not a mortgage-relief company, a law firm, a lender, or a housing counselor, and we charge homeowners no fee. The CFPB says a company offering mortgage assistance is not allowed to collect a fee up front. A HUD-approved housing counselor can help at no cost. If a sale date is already set, call your servicer and a counselor first. Selling is one option after those. Start with foreclosure and being behind on payments.

How a sale to The LN Co fits on this list

Use the same questions on us. You get the choice in writing, and you can show it to anyone. We buy the house ourselves, from Keithville. Sometimes the offer is cash. Sometimes we take over the payments, which can mean a better price if you do not need all the money on closing day. Neither is promised until we see the house. We do not name a dollar amount before that review. A local title company closes it, on a date you pick, with no fee and no commission on a sale to us. You can say no. An offer from us does not stop you from getting two others.

Shreveport sellers can start at cash home buyers in Shreveport. Bossier City sellers can start at we buy houses in Bossier City. Every situation starts at sell your house.

Updated November 6, 2026