Sell your house for cash. Written offer in 24 hours.
We pay the closing costs. Close in about 21 days. No agent fees.
We are the buyer, not an agent. You sell to us direct, you name the closing date — weeks out or months out, your call — and you are never charged a commission or a fee.
Direct buyer · Not a brokerage · No obligation
North Wind Valley is the operating name of Hypeel Labs Inc. We buy houses for cash across Ontario, Alberta, Manitoba, and Saskatchewan as a principal, for our own account. We are not a real estate brokerage, we do not represent you, and we are never paid by you — no commission, no fees, either way. Sell as-is: no repairs, no showings. Closing runs through a licensed real estate lawyer and typically takes about 21 days once title, payout and paperwork come back clean — typical, not guaranteed, and longer (45+ days) when title or probate is involved.
Prefer plain text? Everything on this site, on one page
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 our core provinces
Ontario, Alberta, Manitoba, and Saskatchewan are where we buy directly and fastest. Elsewhere in Canada — BC, Quebec, the Atlantic provinces, 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 the core four 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 Ontario, Alberta, Manitoba and Saskatchewan?
Yes — those four 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 the core four 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
We collect only what we need to make an offer, and we never sell your data. Full details, including how long we keep it and how to see or delete it, are in our Privacy Policy. We operate across Ontario, Alberta, Manitoba, and Saskatchewan under PIPEDA and CASL. If we ever reach out first, it's by mail to the address on the public record — not by text or automated call. We only send commercial email or texts to people who have asked us to, and every one of those carries an unsubscribe.