How we help families with a hoarder house in Levittown
We have bought a great many hoarder houses, and what we offer families goes past the purchase itself. We handle the entire cleanout at our cost. We can work to a timeline that suits a family member who is not ready. And we can point you toward people who deal with the underlying situation compassionately, which matters a great deal when the owner is still living in the house.
Nothing about a hoarder house surprises us and nothing about it changes whether we are interested. Condition affects the number. It never affects the willingness.
You do not have to empty a Levittown hoarder house to sell it
Families routinely spend weeks and several thousand dollars on dumpsters before calling us, believing no buyer will look at a hoarder house otherwise. That money is simply gone, because we were always going to clear it ourselves.
Take the things that matter to somebody. Leave the rest exactly where it sits. That is not us being accommodating, it is how we prefer to buy these, because it lets us see what we are actually buying.
Why local knowledge changes the number
A house on Bark Lane. A house on Dogwood Lane. Both in Levittown, bought and paid for by us.
Levittown is roughly 51,758 people in Nassau County, ZIP 11756, and the housing stock is mostly levitt cape, levitt ranch, cape cod. Around Hempstead Turnpike and Wantagh Avenue, most of it is old enough that the mechanicals are on their second or third life. We have been buying across Nassau County for 15+ years. We know what the Levittown Union Free School District does to a resale price, which blocks still have oil tanks in the ground, and what a house like yours is actually worth here.
What we are actually assessing in a hoarder house
The structure underneath, not the contents. Whether floors and joists have held under the weight, whether water has been getting in behind the accumulation, the condition of the heating and electrical, and whether the hoarder house needs pest or sanitation work.
The volume of belongings is a predictable cost to us. The condition of the building is what actually moves the number, and we can usually read a hoarder house well enough from one walk-through without moving anything.
Handling it discreetly
A listing means photographs of the inside of that house on the internet, and neighbors in Levittown walking through it on a Sunday afternoon. For most of the families who call us about a hoarder house, avoiding that is worth more than any difference in price.
There is no sign, no listing, no open house and no photographs. One visit from one person, and the hoarder house gets cleared after closing when the property belongs to us.
What you do not pay when you sell a hoarder house
Each of the following comes with a retail listing of a hoarder house, and none of it comes with ours.
- Agent commission
- $36,400 at 5% of the Levittown median none
- Seller closing costs
- About $14,560 on a $728,000 sale. We can cover these. none
- Repairs to make it listable
- Whatever the house needs, paid up front none
- Cleanout and removal
- Paid per load, before a single buyer walks through none
- Carrying costs while it waits
- Taxes, insurance and utilities across the 89 to 104 days it takes to find a buyer and then wait on their lender none
When the timing is not yours to decide
Then they are not ready, and pushing makes it worse. A hoarder house almost always involves somebody who is not ready to let go of it, and no amount of pressure from a buyer improves that.
We will give the family a number so it exists when the time comes. We do not call back repeatedly, and you should be wary of any buyer who does, because hoarder house leads get resold and recycled around this industry.
What the two paths cost in Levittown
These are the two routes open to you with a hoarder house, priced against what Levittown houses actually sell for.
Work it against Levittown's own numbers. The median sale here is $728,000. A 5% commission on that is $36,400, and seller closing costs of about 2% add roughly $14,560. Those are costs we can cover on our side. That is $50,960 gone before anyone counts the repairs it took to get the house listable.
There are two waits in a listed sale and people usually only count the first. In Levittown the median house takes about 44 days to go from listed to a signed contract. Then it waits again, typically 45 to 60 days, while the buyer's lender orders an appraisal and underwrites the loan. Call it 89 to 104 days from sign to keys, assuming nothing goes wrong.
The part worth understanding is what a signed contract actually guarantees, which is less than most sellers assume. A retail buyer with a mortgage contingency can walk away right up to the end. If they do not qualify, if the appraisal comes in under the price, if they change their mind and let the financing lapse. A share of deals die exactly there, after months of waiting, and the house goes back on the market with time on it. We are not borrowing anything, so there is no lender to satisfy, no appraisal to come in low and no contingency to exercise.
| Listing with an agent | Selling to us | |
|---|---|---|
| Sale price | $728,000 (Levittown median) | Our written offer |
| Commission | −$36,400 | None |
| Seller closing costs | −$14,560 | We can cover them |
| Repairs before listing | Out of pocket | None |
| Cleanout | Yours | Ours |
| Showings | Until it sells | One visit |
| Listed to signed contract | 44 days (Levittown median, once listable) | 24 hours to a written offer |
| Contract to closing | 45 to 60 days (waiting on the buyer's lender) | A date you choose |
| Total wait | 89 to 104 days if nothing falls through | Yours to set |
| Can the buyer walk? | Yes (mortgage contingency runs to the end) | No financing to fall through |
| Before repairs and carrying | $677,040 | The number we put in writing |
Assumptions: 5% commission and about 2% seller closing costs on the listing side, and both move from deal to deal. Repairs and the cost of holding the house are not deducted, since they vary by property. A well-kept house with a good agent can come out ahead of a cash sale, and if that describes yours we will say it.
The cost of clearing it yourself
The reason families stall on a hoarder house for years is usually not denial. It is that the first step is expensive, physically hard, and emotionally worse, and nobody wants to be the one who throws away a parent's belongings.
Selling to us removes that step completely. We do the clearing, after closing, when the hoarder house belongs to us and the family does not have to watch it happen.
Common questions
Is it safe for you to go into a hoarder house?
We have walked a great many of them and we know what to watch for. If a hoarder house is genuinely unsafe to enter, we can still make an offer from the exterior, the layout, and photographs.
Will you throw away things that matter to the family?
Take anything you want before closing. After that the hoarder house is ours, so if there is something specific, tell us and we will look for it while we clear.
Does the hoarder house need a cleanout before closing?
Never. The cleanout is our expense and it happens after the property is ours. Paying for a hoarder house cleanout before selling is money families do not get back.
Will anyone in Levittown know the house sold this way?
Not from us. There is no sign, no listing and no photographs online, and the cleanout happens after closing. One person visits once, and that is the whole of the public footprint.
The owner is still living in the Levittown house. Can you still make an offer?
Yes. An occupied hoarder house is common and it does not change how we buy. The timeline is the thing that usually needs care, and we can be patient with it.