Valentgas Properties is a family-owned cash home buyer, and we've purchased a house in Marstons Mills, one of the town's seven villages. Whether your house needs work, is on an old septic system, has tenants or came to you through an estate, we'll make a cash offer on it as it is. You'll talk directly with Greg, not a call center.
Rather talk to a person? Call 508-789-2497 or text us
or email [email protected]
Selling to us means one walkthrough, a written cash offer with no obligation, and a closing date you choose. A 5 to 10 minute walkthrough, usually within a few days. If it works, pick your closing date. As fast as 7 days, or as far out as you need. A Massachusetts closing attorney handles the paperwork.
Yes. No repairs, no cleanout and no showings. We buy houses that need work, houses with failed or never-inspected septic systems, and houses still full of belongings.
On the date you pick. A clear title moves quickly; an estate, a lien or septic paperwork takes longer, and Greg will flag that at the start.
No commission and no fees from us. The trade-off is that a cash offer is usually lower than what an updated house would bring on the open market.
Barnstable is one town made up of seven villages. Each village has its own fire district or department, and several have their own water supplier, so the paperwork for a sale depends on which one your house is in. We buy in all seven; each village has its own page with more detail.
Home to the county Registry of Deeds and the Probate and Family Court. Properties north of Route 6, including much of the village, are in the Old King's Highway historic district, and parts of the village are on town sewer.
Served by the C.O.M.M. fire district. The town has been extending sewer into parts of Centerville under its 30-year wastewater plan.
Has its own fire district and water department. Smoke and CO inspections for a sale are handled by the Cotuit Fire District.
The part of town with the most existing sewer, a town-owned water system, and the Hyannis Main Street Waterfront Historic District downtown.
Almost entirely septic today, with new sewer under construction along Route 28. It's where we purchased the inherited house shown below.
Served by the C.O.M.M. fire district and the COMM Water Department. As in most of town outside Hyannis, many homes here rely on septic.
There's no public water system in the West Barnstable fire district, so homes rely on private wells. Much of it sits in the Old King's Highway historic district.
We purchased this inherited house in Marstons Mills, one of Barnstable's seven villages. The owner's real estate agent knew it wasn't ready to be listed and referred her to us. Greg walked through it once, we agreed on a price, her family kept the things that mattered to them, and we closed when it suited her. Nothing was repaired or cleared out first. Read the full Marstons Mills story.
Much of Hyannis and parts of Barnstable Village are already on town sewer. The town is extending sewer into parts of Centerville and along Route 28 in Marstons Mills, and its 30-year wastewater plan calls for roughly 190 miles of new sewer. Most other homes still rely on septic systems. You can check any address on the town's sewer planning map.
When sewer reaches your street, the Board of Health expects the house to connect within six months of its letter, or 60 days if the septic has failed, and the town charges a one-time sewer assessment that can be spread over up to 30 years on the tax bill.
On septic, a sale generally needs a Title 5 inspection within two years before closing. The town's own rules are stricter than the state's in places: septic components must sit at least 100 feet from wetlands and water, and lots in the Three Bays, Popponesset and Centerville River watersheds face limits on how much wastewater they can add.
State rules let a buyer agree with the Board of Health to do a septic upgrade or sewer connection within two years after the sale. That's how a failed or unknown system becomes our job instead of yours.
Guides: selling with a failed Title 5 · what a failed Title 5 means for a sale. Marstons Mills sewer timing is covered on the Marstons Mills page.
Every sale needs a smoke and carbon monoxide certificate from the local fire department. In this town that's one of five fire districts, and each also adds its own tax rate (per $1,000, residential) on top of the town's $6.80.
| Fire district | Villages | Booking the sale inspection | Phone | FY2026 rate |
|---|---|---|---|---|
| Barnstable Fire District | Barnstable Village | Inspection form on the district's Forms page | 508-362-3312 (public office) | $2.81 |
| C.O.M.M. Fire-Rescue | Centerville, Osterville, Marstons Mills | Call to schedule; book about two weeks ahead | 508-790-2375 (public office) | $1.15 |
| Cotuit Fire District | Cotuit | Send the application first, then book an appointment | see the district's page | $2.07 |
| Hyannis Fire Department | Hyannis | Call (option 2) or use the online form | 508-775-1300 (public office) | $2.40 |
| West Barnstable Fire District | West Barnstable | Call to schedule; house numbers must be visible from the street | 508-362-3241 (public office) | $2.66 |
Rates: Town of Barnstable FY2026 tax rate sheet. The town also has a residential exemption for primary homes. Checked October 2026.
Estates for Barnstable homes go through the Barnstable Probate and Family Court at 3195 Main Street. We buy with the belongings still inside and work around the court's schedule. Selling an inherited house.
Every rental in town, summer rentals included, has to be registered with the Board of Health each year. If you'd rather not keep doing that, we buy rentals with tenants in place; housing cases for the town go to the Southeast Housing Court's Barnstable session. Selling a house with tenants.
Massachusetts generally requires a 90-day right-to-cure notice before a lender can foreclose on an owner-occupied home. If there's enough equity, selling before the auction date settles the mortgage and leaves the rest with you. We can usually close before an auction date and you leave with cash instead of a foreclosure on your record. Selling before foreclosure.
More than half of the town's homes were built before 1980. North of Route 6 and in downtown Hyannis, exterior changes usually need historic-district approval before work starts, which slows down any renovation. Selling a house as-is.
Housing figures: U.S. Census Bureau, American Community Survey 2020 to 2024 (Barnstable Town). Rental rules: Barnstable Code chapter 170. Checked October 2026.
Ask yourself three things:
If the answer to all three is yes, list it with a good agent; you'll probably net more. If any answer is no, a cash sale is worth a look, because it takes the repairs, the septic work and the waiting off your plate in exchange for a lower price.
How we price it: we start from what the house would be worth fixed up, then take off the real cost of getting there: repairs, any septic or sewer work, the time it takes, holding and resale costs, and a fair margin for our risk. Greg will show you the math.
Valentgas Properties is a family-owned company with an office at 25 Sandwich Street in Plymouth, and we buy houses across Cape Cod and Massachusetts. Greg Valentgas, who has lived on Cape Cod since 2017, is your contact from the first call to the closing.
See how a sale with us works, read reviews from people we've worked with, or learn more about Greg. When you're ready, call 508-789-2497 or text Greg.
Check the address on the town's sewer planning map, or ask the Public Health Division, which keeps records of septic systems installed since 1974. If you're not sure, tell us the address and we'll work it out with you.
The fire district for your village; the table above lists all five. The inspection is needed for any sale, including a cash sale to us.
Usually not. If sewer has reached your street, the connection can generally become the buyer's job after closing under an agreement with the Board of Health. Greg will check what applies to your address before you decide anything.
Yes. We buy rentals as they are, including houses with year-round tenants in place. Tell us how it's been rented and we'll go from there.
No. If the house is updated, the septic passes and you have time, listing it will probably bring more, and Greg will tell you that.
None from us. Anything you already owe, like a mortgage or a final water bill, is paid from the sale at closing, and the closing attorney walks you through every figure.
Questions about selling your house go to Greg, not these offices. Call 508-789-2497 or text Greg.
Public Health Division (septic records and Title 5): 508-862-4644 (public office), 200 Main Street, Hyannis.
This page is general information from a home buyer, not legal advice, and local rules get updated. For advice on your own sale, talk to a Massachusetts real estate attorney.
The seven villages: Barnstable Village, Centerville, Cotuit, Hyannis, Marstons Mills, Osterville, West Barnstable. Nearby towns: Sandwich, Mashpee, Yarmouth. All of Cape Cod.