Call or text 402-415-8056

402-415-8056
Get My Cash Offer
402-415-8056
Get My Cash Offer

Omaha & Lincoln Nebraska and Council Bluffs Iowa

We buy houses in omaha, lincoln & council bluffs. Any condition, any situation.

Send us the address. We run the numbers ourselves and get you a written cash offer in 24 hours. No repairs, no commissions, no showings — and no obligation to take it.

  • Sold as-is — leave whatever you don't want
  • Zero fees, zero commissions, we cover closing costs
  • Close in 7 days or 90 — you pick the date
  • Local buyers — we walk the property ourselves, no inspections
★ 4.9 star rating . 200+ reviews
250+ homes purchased.
100% Local — we live and buy here

Get Your Cash Offer

24-Hour Offer

No fees · No obligation · Takes 2 minutes

By submitting, you agree Sell to Cole may call or text you about this property. Message rates may apply. Opt out any time.

Rather just talk it through?

(402) 415-8056

Recently closed — Sell to cole purchases

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Fees, commissions, repairs

The Process

Three steps. No listing, no lockbox, no strangers in your house.

Every step below is work we do, not homework for you. No listing, no repairs, no waiting on a buyer’s bank — just a walkthrough and a number. Most sellers spend under an hour total from first call to closing table.
1

Send the address

Fill out the form or call us. We look at the property and understand your situation and needs.

Takes you: 2 minutes

2

We do a walkthrough

One of us drives out and walks the property with you — no inspectors, no appraisers, no contractors tramping through. Takes about 20 minutes, then you get a real number in writing.

Takes us: 24 hours

3

Pick your closing date

Close at a local title company with the funds wired straight to you. You pick the date that works for your schedule.

Your call: 7 to 90 days

Questions before you fill anything out? Call or text 402-415-8056

Situations We Handle

Most of our sellers aren't in a normal selling situation.

Inherited property

Out-of-state heirs, probate in progress, a house full of belongings. We coordinate with your attorney and buy at any stage of the estate.

Behind on payments

If a sale date is already scheduled, timing is everything. We move fast and can often close before the calendar runs out.

Done being a landlord

Tenants still in place? Rent unpaid? We buy occupied and handle the tenant conversation ourselves after closing.

Needs repairs or updating

Old kitchen, worn floors, a house that hasn’t been touched since the 80s. You don’t have to renovate anything to sell it to us — we handle the updating after closing.

Major repairs or damage

Roof, plumbing, mold, storm damage, failed inspections. We price it in and take the work off your plate entirely.

Relocating or job change

You don’t want to carry two housing payments while a listing sits. Set the closing date around your move and be done.

Code violations or open permits

Unpermitted additions and liens scare off retail buyers. We deal with all of that after closing, not you.

Vacant or unused property

A second house, a place nobody has lived in for years, land you are still paying taxes on. We buy it as it sits, whatever shape it is in.

Divorce or separation

When two people need to split the equity and move on, a fast, certain closing beats months of coordinating showings with an ex. We work with both parties and both attorneys.

Talk to a real person right now.

No forms, no waiting. Tell us the address and the situation, and we’ll tell you straight whether we can help.

(402) 415-8056
Call or text · 7 days a week · Se habla español

Make The Right Call

Selling to Sell to Cole vs. listing with an agent.

A cash offer isn’t always the right answer, and we’ll say so. If your house is in good shape and you can wait a few months, a good agent will usually net you more. If it isn’t, or you can’t wait, the math changes fast once commission, repairs, and months of carrying costs come out of that higher number.

Selling to COLE

Cash · As-is · Your closing date

  • Zero commissions. Nothing comes off the top for an agent.
  • We pay 100% of closing costs. Nothing out of your pocket at the table.
  • Sold completely as-is. No repairs, no cleaning, no junk removal — leave what you don't want.
  • One 20-minute walkthrough. We come out once. No showings, no open houses, no lockbox on your door.
  • All cash. No bank, no appraisal, no underwriting committee deciding whether your sale happens.
  • A written offer in 24 hours. A real number you can hold us to.
  • Close in 7 to 30 days — or 90 if you need the time. You pick the date.
  • The price doesn't move. What we agree on is what we close at.

One walkthrough, one number, your closing date.

Listing with an agent

Retail price · Retail process

  • 5–6% commission off the sale price at closing.
  • 1–3% in seller closing costs , plus title and doc fees.
  • Repairs and cleanup first — often required before a lender will fund.
  • Showings on demand. Strangers through the house, weekends around open houses.
  • The buyer's financing and appraisal — the sale can still collapse at underwriting after weeks of waiting.
  • Offers arrive when they arrive. Could be a week, could be never.
  • 60–90+ days to close , and the buyer's lender sets the pace.
  • Price cuts if it sits , and repair credits after the inspection report.

Higher price on paper — after deductions is another story.

What's the same either way

  • Somebody does come see the house. We do a walkthrough before we give you a number — that’s how we make an offer we can actually honor. One visit, about 20 minutes, no clipboard-carrying inspector.
  • Title still has to clear. If there’s a lien, a probate issue, or a name that shouldn’t be on the deed, it gets resolved before closing. We handle the legwork, but it’s real work and it takes the time it takes.
  • Your mortgage payoff, unpaid taxes, and any liens come out of the proceeds. That’s true in every sale, ours included.
  • You can say no. The offer costs you nothing, and we won’t chase you if the answer is no.
CEO / Founder

About Sell to Cole

The person who bought that property didn’t try to squeeze us for a lower price or rush us out the door. He was straightforward, he closed on our timeline, and he treated the whole thing like it mattered to him too, not just another deal on a spreadsheet. I never forgot that.
That’s the standard I hold myself to now. I’ve seen firsthand how much stress comes with owning a home you can no longer keep up with, whether it’s inherited property, back taxes, a house that needs more work than you can afford, or just life moving in a different direction. Real estate isn’t abstract to me. It’s personal.
We’re not realtors, and we’re not a corporate buyer running a script. We’re a local Omaha/Lincoln team that buys houses as-is, no repairs, no showings, no commissions. We pay cash, cover the closing costs, and move at whatever pace works for you. If you want someone who’ll treat your situation like it actually matters, that’s what you’ll get with us.

In Their Words

What sellers said after closing.

Yolanda R. · Omaha

My mother's house in Omaha sat empty for two years and I live in Atlanta. They handled the estate paperwork with my attorney and I never had to fly down. Closed in eleven days.

Andrés P. · Lincoln

Two agents told me to spend $40k on the roof and kitchen first. Sell to Cole made an offer as-is the next morning, and the number they said on day one is the number I got at closing.

Michelle T. · Council Bluffs

I had a tenant who hadn't paid in eight months. They bought it with him still in there and dealt with all of it after. That alone was worth it to me.

FAQs

We start with what comparable homes near you actually sold for, subtract what it costs to bring the house to that condition, and subtract our margin.

Yes. You get a number in writing, and if it doesn't work for you, that's the end of it. We don't charge for the offer and we don't pressure anyone.

We're based here and we buy here. When you call, you get someone in Omaha & Lincoln Nebraska and Council Bluffs Iowa — not a call center in another state routing your address to whoever pays the most for the lead. The person who walks your property is the person who makes the offer.

No. Take what matters to you and leave the rest — furniture, appliances, whatever's in the garage. Clearing it out is our cost.

Tell us early — this is more common than people think, and it doesn't automatically mean we can't help. In some cases we can take over the existing mortgage payments instead of paying cash for equity that isn't there, which gets the payment off your name and the property off your hands. Other times a short sale negotiated with your lender is the better route. Every situation is different, so call us and we'll walk through the actual numbers with you. If we're not the right fit, we'll tell you that too.

We buy in our own name with our own funds. If a property is a better fit for a partner buyer, we tell you up front instead of quietly assigning the contract.

Nothing out of pocket. We cover standard closing costs and title fees. Existing liens, unpaid property taxes, and your mortgage payoff come out of the sale proceeds at closing, exactly as in any sale.

Still have a question? Call or text us at 402-415-8056 — we answer.

Find out what your house is worth to us.

One address is all we need. You’ll have a real number by this time tomorrow, and you’re free to walk away from it.
Get My Cash Offer
(402) 415-8056