Sell your house for cash. Written offer in 24 hours.

The cash offer

Sell your house for cash, with an offer in 24 hours. We pay the closing costs, close in about 21 days when everything checks out clean, and charge no agent fees. That timeline is typical rather than promised — title searches, mortgage payouts and municipal work orders all move it. You choose the closing date, the offer is written, and there is no obligation. Sell as-is and walk away clean: the cash is paid at closing by a licensed real estate lawyer, at the same price whether we close on it ourselves or sell our contract rights to another cash buyer.

Two paths, same money

We close on your house ourselves, or we sell our rights under the contract to another cash buyer — your price and closing date don't change, and you never pay a fee. Either way you are selling to us under one contract, and if someone else closes in our place you get their name in writing first. One contract, closed by a licensed lawyer.

How it works

Three steps. First, send the address and get a written cash offer in 24 hours. Second, sign and name your closing date. The date is the seller’s to choose, not ours: about 21 days is the soonest we can usually go once everything checks out clean, and if you want longer — three months, next spring, after the school year — we close then instead, at the same price. You get seven days to decide, and the price and date lock when you sign. There is a short inspection window after signing (typically 7–13 days) that we pay for; it does not change your price. Third, close and get paid in about 21 days when title is clear, and we cover the closing costs. Longer (45+ days) when title or probate is involved, and we tell you up front. Your money is paid at closing through a licensed real estate lawyer who pays off your mortgage first.

What we buy

We buy houses, condos, townhouses, multi-unit and value-add buildings, mobile and manufactured homes on their own land, and vacant rentals — behind on payments, in probate, divorce, with fire or flood damage, code violations, or liens. Inherited, off-market, and direct-to-seller deals welcome, and we’re open to seller financing and other creative structures. We also buy vacant land: lots, acreage, farm or timber land, even landlocked or unbuildable parcels. We buy as-is and clear out what you leave. Not yet a fit: active bankruptcy and mobile homes without their own land.

Outside those seven provinces

Ontario, British Columbia, Alberta, Saskatchewan, Manitoba, Nova Scotia, and New Brunswick are where we buy directly and fastest. Elsewhere in Canada — Quebec, Prince Edward Island, Newfoundland and Labrador, and the territories — we still take your address: those files run through local licensed real estate lawyers (in Quebec, a notary, since Quebec law requires the deed of sale to be notarized) and, where the property needs one, a locally licensed real estate agent you engage directly — we take no fee or referral commission from that. Timelines outside those seven are case-by-case and can run longer, and we tell you that up front before you sign anything.

Our commitments

The price you sign is locked when you sign — no grinding it down later. Only the standard things can move it (major damage before closing or a title problem), and your lawyer walks you through either. We cover the standard seller closing costs — your legal fees and any title insurance that falls on the seller side (land transfer tax in Canada is the buyer's, so it never lands on you). There is no commission and no HST on a commission. Everything closes through a licensed real estate lawyer who holds all funds in trust, and you see the final figures three business days ahead. We are a buyer, not a brokerage: North Wind Valley is not a registered real estate brokerage, does not represent you, does not act as your agent, and is never paid a commission or fee by you. If you want someone advising you on this sale, engage a licensed agent or a real estate lawyer of your own.

How we price your home

Not a lowball off a few photos — ask and we show you the line-by-line. Every offer is built from real measurements, real contractor repair quotes, and recent comparable sales, the same data an appraiser uses.

Frequently asked questions

Will someone call me right away?

No — you get a written reply within 24 hours, and we only call if you say it's okay.

Do I need to make repairs before selling?

None. We buy as-is — whatever shape it's in. As-is means you fix nothing, but you still can't hide a serious latent defect you know about.

Are you a wholesaler?

Sometimes — we either close on the property ourselves (Path A) or sell our rights under the contract to another cash buyer (Path B). We buy for our own account as a principal; we are not a brokerage, we do not act for you, and we are not paid by you. Your price and closing date don't change between paths, you never pay a fee or commission, and if someone else closes in our place you get their name in writing first.

How fast can you close?

A written cash offer within 24 hours of your address; cash in about 21 days when title, payout and paperwork all come back clean. That is a typical timeline, not a guaranteed one; it runs longer (45+ days) when title or probate is involved, and we tell you up front. Every closing runs through a licensed real estate lawyer who holds all funds in trust.

Who picks the closing date — you or me?

You do. We are the buyer, so the date is yours to set. About 21 days is the soonest we can usually close once title, payout and paperwork come back clean; beyond that it is entirely your call — a couple of months, next spring, whenever suits you. We do not rush you and we do not charge you to wait.

Can the price change after I sign?

No — your signed price holds. Two narrow exceptions: major damage before closing, or a title problem. Your lawyer walks you through either, and you see the final figures three business days before closing.

How is the offer priced?

From real measurements, contractor repair quotes and recent comparable sales. Ask for the line-by-line and you get it.

Do you buy outside those seven provinces?

Yes — those seven are our core provinces where we buy directly and fastest, but we work the rest of Canada through local licensed real estate lawyers (a notary in Quebec, where the deed of sale must be notarized) and, where the property needs one, a locally licensed real estate agent you engage directly — we take no fee or referral commission from that. Timelines outside those seven are case-by-case and can run longer; we tell you up front.

What can't you buy?

Tenanted properties, active bankruptcy, and mobile homes without their own land. We buy vacant, or properties that will be vacant on closing. Almost everything else — behind on payments, probate, divorce, fire or flood damage, liens, vacant land — is still a yes.

What will I actually walk away with?

You get the sale price minus what you owe. We cover the standard seller closing costs. No agent commissions or HST on a commission. You see the exact figures in writing three business days before closing. A licensed real estate lawyer holds the funds.

Does it cost me anything?

No commission, no fees, and the buyer pays for the inspection. You pick the closing date, and we cover the standard seller closing costs on houses and on land.

Your privacy, and how we contact you

North Wind Valley is the operating name of Hypeel Labs Inc. Effective 19 August 2026. This applies to this site, to anyone who contacts us about a property, and to anyone we contact about a property they have advertised for sale.

Who we are, for the record. Hypeel Labs Inc., operating as North Wind Valley · 14-570 Hood Road, #2515, Markham, ON L3R 4G7 · (289) 801-7364 · deals@northwindvalley.ca. Privacy requests: privacy@northwindvalley.ca.

Who is accountable

Hypeel Labs Inc. has designated a Privacy Officer accountable for the personal information in our control, including anything handled on our behalf by a service provider. Reach them at privacy@northwindvalley.ca. We will confirm the Privacy Officer’s name on request.

What we collect, and why

We collect only what is needed to value a property and make you a written offer. You give us: the property address, your name, phone, and optionally email, your situation, your timeline, and any context you choose to type. Collected automatically: your IP address, browser user-agent, and timestamps — used for rate limiting, spam filtering and security, not for advertising or profiling. We do not use advertising cookies, we run no third-party analytics or advertising tags, and we do not build profiles of you.

How the address field works

Address suggestions are fetched through our own server, not from your browser. Your IP address is never sent to the mapping provider — only the partial text you typed. We did this deliberately, so that looking up a property does not disclose you to a third party before you have agreed to anything.

Consent

Submitting the form is your consent for us to use those details to prepare and send you an offer. You can withdraw consent at any time by emailing us, subject to any legal or contractual records we must keep. Withdrawing consent may mean we cannot make or complete an offer.

Electronic messages and calls (CASL)

We contact owners who have publicly advertised a property for sale, using the phone number or email address published in that advertisement, and we write only about that property. Under Canada’s anti-spam legislation that is implied consent by conspicuous publication: you published the address yourself, the listing did not say you refuse unsolicited messages, and what we send is relevant to the reason you published it — selling that property. We did not buy your number from anyone, and you are not on a marketing list.

Every commercial email and text we send names Hypeel Labs Inc., gives the mailing address above, and carries a working way to stop. A text is too short to hold all of that, so every text carries a short link (northwindvalley.ca/sms) that lands on this section.

If you tell us to stop — by replying STOP, by email, or by saying so on the phone — we stop. We action it right away and in no case later than 10 business days, and the unsubscribe route in any message stays live for at least 60 days after we send it. We keep a permanent internal do-not-contact list; ask to be on it and you stay on it.

When we call, a person dials: no automatic dialling and no recorded messages. We say who we are at the start of the call, and we call only between 9:00 a.m. and 9:30 p.m. on weekdays and between 10:00 a.m. and 6:00 p.m. on weekends. Asking us for an offer is an inquiry, and we treat it as consent to reply about that inquiry.

Who we share it with

We do not sell your personal information, and we never will. We disclose it only to the licensed real estate lawyer (or, in Quebec, the notary) closing your transaction; to service providers that host our site and deliver our email, under contract and only for that purpose; to a party we sell our rights under the contract to, once a transaction is proceeding — and you are told who that is, in writing, before closing; and to anyone we are legally required to disclose to.

How long we keep it

Enquiries that do not become a transaction: up to 24 months from your last contact with us, then deleted. Completed transactions: 7 years, the period Canadian tax and business-records rules require us to retain transaction records.

Keeping it accurate, and keeping it safe

Tell us if anything we hold about you is wrong and we will correct it. This site is served over HTTPS with a strict content-security policy, form submissions are rate-limited and size-capped, and access to lead data is limited to the people who need it to make you an offer.

Your right to see it, correct it, or delete it

You can ask us what personal information we hold about you, what we have used it for, and who we have disclosed it to. Email privacy@northwindvalley.ca. We respond within 30 days, at no charge. We may ask you to confirm your identity first, so that we do not hand your information to someone else. You can also ask us to correct it, or to delete it.

If you think we got it wrong

Write to the Privacy Officer at privacy@northwindvalley.ca and we will investigate and reply in writing. If you are not satisfied you can complain to the Office of the Privacy Commissioner of Canada, and in Alberta to the Office of the Information and Privacy Commissioner of Alberta. If we change this policy we will change the effective date above.