Serving All of Cowlitz County

We Buy Houses in Longview, Washington, For Cash, As-Is

A local, family-run Washington cash buyer, not a phone tree or an out-of-state investor. We buy Longview homes directly, on the timeline that works for you.

Cash offer in 24 hours

Close in 7 days

Any condition

Zero fees or commissions

You pick the closing date

Up to $20,000 cash advance

Get Your Free Cash Offer

We respect your privacy. No spam, ever.

How do I sell my house fast in Longview, Washington? The quickest path is a direct cash sale rather than a listing: we buy houses in Longview for cash, as-is, with a fair offer inside 24 hours and a close in as little as 7 days. No repairs, no commissions, no waiting on a buyer's mortgage to clear underwriting.

If you have been searching for a straight answer on how to sell a Longview home without listing, you are in the right place. We are a local Washington State cash buyer, not a national lead site, and we close at a Cowlitz County title company on dates our sellers actually pick.

Get To Know Us

A Quick Hello From Brandon Before You Sell Your Longview Home

Wondering who you would actually be dealing with? Meet Brandon. In a short video he shares how our family got into buying Longview homes, how a cash sale differs from listing with an agent, and why you are never handed off to some out-of-area investor who has never driven Cowlitz County.

A Recent Longview Cash Offer

Longview, WA

Real Homeowner Story

Cheryl needed cash fast after squatters trashed her Highlands inheritance

Cheryl and her sister inherited a home on 25th Ave in the Highlands. Before they could renovate it into a rental, squatters broke in and took over. Her sister wanted out, so Cheryl bought her share and went it alone. Months of court filings, calls to the Cowlitz County Sheriff, and thousands in legal fees later, the squatters were gone and the home was trashed. Cheryl needed her money back fast for long-term care and medical bills, so she called us. We bought it as-is for cash and she got the funds she needed.

Location: 25th Ave, Highlands neighborhood, Longview, WA

Situation: Inherited, squatters, trashed interior

Repairs required: None, bought as-is

Fees or commissions: Zero

See what a fair Longview cash offer would look like for your home →

Meet Brandon, Born and Raised an Hour Up I-5

Brandon Phillips, co-founder of We Buy PNW Homes, Longview, WA

Your Local Buyer

I am in Cowlitz County regularly. Most of my drives between Vancouver and the rest of Washington run right through the I-5 corridor between Kelso and Castle Rock, so meeting a Longview seller in person is rarely more than a short trip.

Hi, I am Brandon Phillips, co-founder of We Buy PNW Homes. I was born and raised in Vancouver, just up I-5 from Longview, and the Pacific Northwest is the only home I have ever known. Our family has been working in southwest Washington real estate since 2010, and since 2020 I have focused on buying homes directly from owners who need a faster, simpler, less stressful way to sell.

Call our number and you reach me directly, or leave a message and I will call you back myself. If we make an offer on your Longview home, I am the one writing the check.

Happy to meet you at the property, at a coffee shop on Commerce Avenue, or just talk on the phone, whatever fits your situation best.

(253) 254-6366

[email protected]

Local Cash Buyer

A Local Longview Cash Buyer, Not an Out-of-State Corporation

Our family has been buying, selling, and renovating homes across southwest Washington since 2010. That is fifteen years of walking through old craftsman bungalows, post-war ranchers, mill-worker cottages, and the kind of properties most retail buyers walk away from after the inspection. When we look at a Longview home, we are not running it through a national pricing model from a call center in another time zone. We are pricing it from real, local experience with the specific neighborhoods we are about to buy in. That experience matters most when the home in question is one of Longview's older properties. The city was built almost entirely between 1923 and 1960, anchored by Long-Bell Lumber's planned grid around Civic Circle and Lake Sacajawea. We are familiar with what knob-and-tube wiring, Federal Pacific panels, aging galvanized supply lines, and a 1950s roof actually look like and what they actually cost to fix. That is why repair-contingency buyers often walk after a Longview inspection, and why our offer factors those costs in up front instead of trying to renegotiate them off your price three weeks before closing.

Neighborhoods We Buy In

We buy houses throughout Longview and all of Cowlitz County, including:

Downtown & Historic Core

Downtown Longview, Broadway, Third Avenue, Old West Side, Olympic Addition

Westside & Lakeside

New West Side, West Longview, Kessler Heights, St. Helens Addition, Mint Valley, Olympic East, Olympic West

North & Hillside

Beacon Hill, Highlands, Hillside Acres, Cascade / City View, Lexington, Columbia Valley Gardens

Columbia Heights & East Side

Columbia Heights East, Longview Heights, Cascade Way, Northlake / Corman

South & Glenwood

Glenwood, Oak Point, Bunker Hill / Coal Creek, Longview Junction

Surrounding Cowlitz County

Kelso, Castle Rock, Kalama, Woodland

Don't see your street on this list? Call us anyway. If we buy in Cowlitz County, we buy on your block.

We also buy homes throughout the rest of Washington State. See all cities we serve →

What the Longview Housing Market Looks Like Right Now

Here is what Longview sellers are dealing with on the open market right now (data updated April 2026, ask us for the current numbers when you reach out).

The headline number is the median days on market: Longview homes are taking 43 days to sell (43 days, April 2026, Movoto), and the typical inspection-stage repair request from a financed buyer runs $5,000 to $15,000 on pre-1960 housing stock.

Median days to get an offer in Longview

Then 30 to 60 more days to actually close

17%

of Longview listings had to cut the asking price

Most cuts happen 30 to 60 days into a listing.

8-9%

of your sale price goes to commissions and closing costs

6 to 7% agent commission, plus 2 to 3% in closing costs.

Selling to We Buy PNW Homes

Listing on the Open Market

Time to Offer

We Buy PNW Homes

Cash offer in 24 hours

Open Market

~43 median days on market before an offer

Price Certainty

We Buy PNW Homes

Offer is firm, no renegotiation

Open Market

17% of sellers had to drop their price

Agent Commissions

We Buy PNW Homes

$0 in commissions

Open Market

6-7% of your sale price in agent commissions

Closing Costs

We Buy PNW Homes

We cover all closing costs

Open Market

2-3% out of pocket in closing costs

Repairs

We Buy PNW Homes

Sold as-is, zero repairs needed

Open Market

Buyers request $5,000 to $15,000 in repairs or credits after inspection

Closing Timeline

We Buy PNW Homes

Close in 7 days or on your timeline

Open Market

30 to 60 more days to close after offer accepted

Market data: Redfin, Longview, WA, April 2026, updated quarterly.

Common Reasons Longview Homeowners Call Us

Inherited Property in Cowlitz County

Most Longview inheritances pass through Cowlitz County Superior Court in Kelso, and that process alone can run several months before the estate has authority to sell. While the court works, the property keeps incurring taxes, utilities, insurance, and code-compliance risk, particularly on older homes in the Old West Side or St. Helens Addition. We buy inherited homes as-is, work alongside the family's probate attorney, and can write offers subject to court confirmation so the heirs know the number before the case closes.

Pre-Foreclosure or Behind on Payments

The Cowlitz County Treasurer initiated foreclosure on 24 parcels in June 2025 alone, and the docket has stayed active in 2026. If you have received a Notice of Default or are getting close to a scheduled auction date, the calendar runs faster than most homeowners expect. Call us before the sale date posts publicly. A cash close can often happen in time to satisfy the loan and protect whatever equity is left, and it keeps the foreclosure off your credit report.

Divorce

Splitting a home during a Cowlitz County divorce is rarely just a financial decision. The Cowlitz County Superior Court handles family law and divorce decrees in Kelso, and a clean cash sale gives both parties something the open market cannot: a known price, a known closing date, and no months of showings while the property sits as a shared asset. We can close on a timeline both sides agree to and split proceeds at the title company per the decree.

Aging in Place Didn't Work Out

About 21% of Longview's population is over age 65, one of the higher senior concentrations in southwest Washington, and PeaceHealth St. John Medical Center anchors a healthcare and senior-living network that draws families closer when an older parent needs more support. When a multi-story home or one with deferred maintenance no longer fits, we buy directly from the owner or the family with no showings and no repair list, so the move to assisted living or a smaller home does not get blocked by a renovation budget.

Major Repairs You Can't Afford

Longview was built on low-lying ground along the Columbia and Cowlitz Rivers in the 1920s, and the original housing stock is now 60 to 100 years old. Knob-and-tube wiring, Federal Pacific panels, foundation settling on soft river-bottom soils, original cast-iron drains, and roofs well past their service life are common findings on pre-1960 homes. Add fire damage, water intrusion, mold, hoarding situations, or open complaints from the City of Longview Code Compliance office, and we still buy. You do not need to fix or clean a thing.

Tired Landlords

Cowlitz County's rental vacancy rate sits near 2%, but margins on aging single-family rentals near the WestRock mill area or in older West Longview blocks have tightened. Insurance carriers are increasingly refusing to renew on knob-and-tube wiring. Full rewires, panel upgrades, and roof replacements often do not pencil out against the rent the property can actually pull. We buy single-family rentals and small multi-units as-is, tenants in place if needed, no eviction or vacant-possession requirement before close.

Moving Out of the Area

Longview sits about 50 miles north of Portland on I-5, and a lot of our calls come from sellers who moved here to escape Portland-metro housing costs and now need to move again for work, family, or retirement. When a job change, a new baby, an out-of-state move, or a faster relocation timeline lands, listing through an agent and floating two mortgages for two or three months is the last thing most people want. A cash close lets you set the move date instead of waiting for a buyer's lender.

Selling Your Longview Home in 3 Simple Steps

Step 1: Tell Us About Your Home

Fill out the form on this page or call us at (253) 254-6366. The intake takes 5 to 10 minutes. We will ask about the address, the basic condition, and your timeline, that is it. No credit pull, no listing agreement, nothing that locks you in.

Step 2: We Come Take a Look

We meet you at the property at a time that works for you. Most Longview walkthroughs run 20 to 30 minutes. We do not need the home to be clean, staged, or empty. Leave the boxes, the laundry, the leftover furniture, all of it.

Step 3: You Get a Cash Offer Within 24 Hours

We walk you through how we arrived at the number, line by line. If you accept, we close at a local Cowlitz County title company (Cowlitz County Title, Cascade Title of Cowlitz County, Stewart Title, or Fidelity National Title) on the date you choose. You get paid by wire or certified check at closing.

How We Actually Come Up With Your Offer

Here is our math, line by line. We are not asking you to trust us, we are showing you the work.

Every offer we write on a Longview home walks through the same four-step calculation, and we are happy to do it with you on a kitchen table or over the phone.

The formula:

ARV

After-Repair Value (ARV)

What a fully renovated version of your home would resell for in your specific Longview neighborhood today, based on closed comparable sales in the last 90 days (think recent sales in the St. Helens Addition, Highlands, or Columbia Heights, depending on where you are).

−

Minus Repair Costs

What a Cowlitz County contractor would actually charge to bring the home to that resold condition. We itemize this: rewire, panel, roof, foundation, kitchen, baths, flooring, exterior. You see the line items, not a lump-sum estimate.

−

Minus Holding and Selling Costs

Property tax, insurance, utilities, the agent commission and closing costs we will pay when we resell, and the months we will own the home during the rehab. This typically lands around 10 to 12% of ARV combined.

−

Minus a Reasonable Margin

What the deal needs to make sense for us as a business. Our margin runs 10 to 15%, not 40 to 50% like some out-of-area investors. That is also why we sometimes lose deals to buyers who plan to renegotiate after inspection. We would rather price it right up front and close the deal we wrote.

If the math shows you would clearly do better listing with an agent, we will say so and steer you toward an agent who knows your Longview market.

Estimate Your Longview Cash Offer

See how we calculate fair offers based on real numbers

Estimated Home Value (After Repairs) What would your home sell for in market-ready condition?

Current Condition Select the option that best describes your home

Minor Updates

Cosmetic fixes, paint, carpet

~10% repair cost

Moderate Repairs

Kitchen, bath, roof, HVAC

~20% repair cost

Major Work

Foundation, structural, full reno

~30% repair cost

After Repair Value (ARV) $350,000

Estimated Repair Costs - $35,000

Closing, Holding, Selling Costs (~10%) - $42,000

Our Margin (~10%) - $35,000

Your Estimated Cash Offer $238,000

This is an estimate based on the information provided. Your actual offer may vary based on your specific situation, property visit, and local market conditions. All offers are no-obligation.

Want an exact offer based on your specific property?

Get Your Free Cash Offer

We Buy Houses in Longview: Frequently Asked Questions

Do you actually buy houses in Longview, or do you sell my information?

We actually buy them. We are a local Washington State cash buyer, not a lead-generation site forwarding your contact info to whichever out-of-state investor pays the most for it. When we make an offer on your Longview home, we are the ones closing on it and writing the check at a Cowlitz County title company.

How do I sell my house fast in Longview, Washington?

The fastest path is to call us at (253) 254-6366 or fill out the form on this page. We ask a few questions about the property, schedule a 20 to 30 minute walkthrough at a time that works for you, and deliver a written cash offer within 24 hours. If you accept, we handle all the paperwork and close at a local Longview-area title company in as little as 7 days. No repairs, no showings, no waiting on a buyer's lender.

Is there any cost or obligation to getting an offer?

No. The walkthrough and the written offer are completely free. There is no obligation to accept, no application fee, no listing agreement, and nothing to sign before you see the number. Take as long as you need to think it over.

Are "we buy houses" companies legitimate, or is this a scam?

There are real cash buyers and there are bad actors, and we understand why sellers are cautious. A few signals to look for: a legitimate buyer is BBB-listed (we are), has local roots and a name on the page (Brandon Phillips, co-founder, born and raised in Vancouver), closes at a real Cowlitz County title company (Cowlitz County Title, Cascade Title, Stewart, Fidelity), and never asks you to pay anything up front. If someone asks for money to "hold" your home or pushes you to sign before you have read the contract, walk away.

How fast can you close in Cowlitz County?

We have closed Longview homes in as little as 7 days when the title is clean. Most close in 10 to 21 days depending on title work, lien payoffs, and the date you actually want. We close at local title companies like Cowlitz County Title Company, Cascade Title of Cowlitz County, Stewart Title, and Fidelity National Title, so there are no out-of-area delays.

What happens to appliances and personal property in the house?

Take what you want, leave the rest. We buy the home as-is, which means you do not have to haul out the fridge, the washer and dryer, the garage workbench, or the boxes in the basement. We handle cleanout after closing on our end. If something specific (an heirloom, a vehicle, a freezer full of food) needs to come out, just let us know when we meet.

Can you buy my house if I'm behind on payments or facing foreclosure?

Yes. If you have received a Notice of Default or your account has been referred to a trustee, call us as soon as you can. The Cowlitz County Treasurer's foreclosure docket and trustee sale calendars move faster than most homeowners realize, and a cash close before the sale date can often satisfy the loan, protect whatever equity is left, and keep the foreclosure off your credit report.

Do you buy inherited homes going through probate?

Yes. We work with Cowlitz County probate attorneys regularly and can close as soon as the court authorizes the sale through Cowlitz County Superior Court in Kelso. We can also write offers subject to court confirmation, so the heirs know the price before the probate case finishes. You do not need to clean out the home or do any repairs before we close.

What if I accept your offer and then change my mind?

Before you sign the purchase agreement, walking away costs you nothing. The offer is free and no-obligation by design. After you sign, the purchase contract has an earnest money clause we walk through with you up front, so you know exactly what changing your mind would mean before there are any signatures on paper. We would rather lose a deal at the offer stage than push someone into a closing they are not sure about.

Helpful Resources for Longview Homeowners

We are not the right fit for every situation. Sometimes the most useful thing we can do is hand you the right local resource and let you take it from there. Here are the ones we send Longview and Cowlitz County sellers to most often.

Inherited or Probate Property

Facing Foreclosure

Property Records, Permits, and Code

Ready to Get Your Cash Offer?

Get a free, no-obligation cash offer on your Longview home. We will run the math with you, explain every number, and you decide whether it works for you.

We respect your privacy. No spam, ever.