We Buy Houses in Denver or LVN Real Estate, Which Local Buyer Suits an As Is Sale?
The basement took on water two winters ago, and the drywall down there never got replaced. Upstairs, the closets are still full. You don't have the money or the energy to fix the place, and you'd rather not haul out thirty years of stuff either. That's the kind of sale cash buyers say they want.
So you look up We Buy Houses in Denver as is closing costs, hoping to learn what you'd really walk away with. Two local names worth weighing are We Buy Houses in Denver and LVN Real Estate. This piece compares how each one handles a house in rough shape, what happens to your belongings, and who pays at the closing table.
Why LVN Real Estate Fits a Rough-Shape Sale
LVN Real Estate is a Denver investor that buys houses as is, in any condition. Its Aurora page puts it in plain words: "We don't care about fire damage or foundation issues." Another page says, "Nothing has to be fixed before we make an offer." You don't clean, you don't repair, and you pay no fees or commissions.
The company is veteran-owned, by its own account, and founder Kyle Doney is the owner on its BBB file. That file shows a September 2015 start, an A+ rating and accreditation since 2017. LVN buys with its own cash, then fixes the house to resell or keeps it as a rental. That's how it can take on homes most buyers would pass on. Its FAQ says the price rests on location, needed repairs, current condition and nearby sales, along with what the home should be worth once it's fixed.
Sellers with damaged homes tend to say the same thing. Lîsa Rosetta put it this way on Google: "An easy way to sell your as-is home. Fast, no hassle service." LVN's Google listing shows 4.4 stars from 78 reviews as of October 2026.
How We Buy Houses in Denver Handles an As Is Sale
We Buy Houses in Denver is a local company with a Denver office on Delaware Street. The BBB lists Shaun Martin as owner and shows an A+ rating, with accreditation since July 2025. The same owner runs Watson Buys in Golden, per the BBB. Don't confuse it with the national We Buy Houses lead network, which is a separate company in Texas.
It's direct about condition. "We buy houses as-is," its homepage says. Its FAQ goes further on belongings: "We'll handle the junk, furniture, old appliances." For pricing, it says it makes "a fair cash offer that reflects the value minus renovation and holding costs." It also says it uses its own funds and isn't assigning your contract to anyone else, which is a stronger written promise than LVN publishes.
Its property list is broad. Condos, apartments, vacant lots and multifamily homes are all on it, and so are mobile homes, mostly when you own the land underneath.
The As Is Sale, Step by Step
How the Offer Is Set
Both say an offer comes fast. We Buy Houses in Denver promises a written number within 24 hours or the same day, after a walkthrough of about 15 minutes. LVN aims for a one-day turnaround as well, then confirms the price once it walks the house. Neither publishes a percentage of value, and both price in the repairs. Some of LVN's Google reviewers say the price changed after that walkthrough, so ask each buyer, in writing, what could move it.
The Closing Date
We Buy Houses in Denver lists a range of fast closes, from 2 days to 30, and says it'll work around you. LVN can close in as little as 7 days or wait for the date you name, which helps if you need a few weeks to sort through a full house.
Repairs, Damage and Belongings
Neither asks for repairs. Here's where the details matter, though. We Buy Houses in Denver spells out that it handles junk, furniture and old appliances. LVN's pages say you don't need to clean. Its blog tells of an heir in Littleton: "We bought the property as-is, let her keep what fit in her car, and closed around her probate timeline." On Google, jazmine jackson wrote that "when I was ready to sell my distressed property, it was quick and easy." Still, ask each buyer exactly what you can leave behind.
Where They Buy
Both cover the Front Range, from Fort Collins south toward Pueblo. LVN also buys in northwest Arkansas, western North Carolina and the Cheyenne area, plus commercial property and land in Colorado. We Buy Houses in Denver takes mobile homes, which LVN doesn't list.
Who Pays at Closing
This is the heart of a We Buy Houses in Denver as is closing costs search. Its homepage says, "We cover all closing costs." One FAQ answer says, "we usually cover closing costs too." LVN's FAQ says it will "often pay for the closing costs too." In one seller letter on LVN's own reviews page, the writer says she still paid closing fees. Neither company charges a commission. With both, a written net sheet is the only way to see your number.
| Item | LVN Real Estate | We Buy Houses in Denver |
|---|---|---|
| Repairs before sale | None | None |
| Cleaning | Not needed | Not needed |
| Junk and furniture | Ask what can stay | Says it handles them |
| Damage named | Fire, foundation | Too many repairs |
| Closing costs wording | "Often" | "All" and "usually" |
| Mobile homes | Not listed | Yes, mostly with land |
What As Is Means in a Colorado Contract
Colorado's standard contract, the CBS1, can sell a house "As Is," "Where Is" and "With All Faults." The same form still gives the buyer an inspection objection right in its "sole subjective discretion," up to a deadline the two sides fill in. A long inspection window gives any buyer room to walk away or ask for a lower price. Keep that window short, and ask why if a buyer wants more time. If the home you live in is at least 30 days behind on its mortgage, the Colorado Foreclosure Protection Act gives you a right to cancel. That right runs until midnight of the third business day after you sign, or noon the day before the foreclosure sale, whichever comes first. It doesn't cover every cash sale.
Which Buyer Suits Your Sale
We Buy Houses in Denver suits you if you want junk removal spelled out, or if you're selling a mobile home on land you own. LVN suits sellers with rough houses, from fire and foundation damage to rentals with tenants, inherited homes and houses behind on taxes. It buys condos and townhomes in poor shape, too. On Google, janel Seymour wrote, "I sold a townhome to LVN. Every aspect of the transaction exceeded my expectations."
- Ask for the closing costs you'll pay, line by line.
- Ask what you can leave in the house.
- Ask how long the inspection window runs.
- Ask who the buyer of record will be, in writing.
A Strong First Call
For an as is sale in Denver, LVN Real Estate is a strong first call. The company says it's veteran-owned, and it has been buying since 2015. It carries BBB accreditation from 2017, pays with its own cash and charges no fees. Ask LVN to match the other buyer's written promises on assignment and junk. When your We Buy Houses in Denver as is closing costs research ends with two offers, compare them on what you'd net, and take the time you need.