Valentgas Properties buys houses in Yarmouth, Massachusetts for cash. Yarmouth is next door to us. We buy in South Yarmouth, West Yarmouth, Yarmouth Port, and Bass River. 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]
A cash sale takes the slow parts out of selling here: a septic inspection that might fail, a town sewer project that changes the math for buyers, and repairs on an older cape or ranch. Our offer covers the house as it stands today, and the closing date is yours to set.
Yes. The town requires the septic system to be inspected before a sale, but a failed result doesn't stop a cash sale. We price the repair into the offer.
If your street gets sewer, the next owner will have to connect within 90 days of buying once the town has mailed its notice, and the betterment stays with the property. We factor both in.
You'll work directly with Greg Valentgas, not a call center. Greg lives on Cape Cod, and Valentgas Properties has an office in Plymouth.
Yarmouth is in the middle of a sewer project, which means betterment assessments on top of whatever your septic situation is. We buy houses with failed Title 5s and pending betterments.
The 1950s and 60s ranches and capes along Route 28 that were never updated are exactly our kind of house.
Probate still open, siblings in three states, a house full of stuff. We buy it as-is, work around the court timeline, and clear out whatever you leave.
Mortgage, taxes, or a lien. We can usually close before an auction date and you leave with cash instead of a foreclosure on your record.
Tenants who won't pay or won't leave. We buy with them in place. You don't go to housing court first.
Divorce, a move, downsizing, or you don't want the hassle of listing. You pick the closing date.
Selling in a particular village? See South Yarmouth, West Yarmouth and Yarmouth Port.
Every septic system in town has to be inspected and certified before a property is sold. At the same time, Yarmouth is building its first sewer phase, starting with the Route 28 corridor and South Shore Drive, aimed at the Lewis Bay, Parkers River and Bass River watersheds. No one can connect until the new treatment plant is running, which the town expects in early 2028.
Why it matters when you sell: Once the town mails notice that sewer is available, a house sold after that has to be connected within 90 days of the transfer, at the owner's cost; the town estimates $5,000 to $15,000 for an average home. Properties that can connect are also assessed a betterment, paid over 30 years, that transfers to the new owner. Buyers and lenders ask about all of it.
With a cash sale: A failed system, an upcoming connection or a betterment simply becomes part of our number. Nothing has to be repaired or connected before you sell.
About 3 in 10 homes in town were built in the 1950s and 60s, and roughly two-thirds were built before 1980.
Why it matters when you sell: Original heating, wiring, windows and roofs show up in a buyer's inspection, and homes built before 1978 come with the state's lead paint notice. Town septic rules size a system by every bedroom in an expansion attic, finished or not, which matters if a buyer plans to add space.
With a cash sale: Dated systems are already in our price, so there's no repair list and no second negotiation after an inspection.
About a quarter of the town is in a FEMA flood zone, and the town's climate plan notes that buildings along the coast and tidal rivers are most at risk. The Conservation Commission regulates work within 100 feet of wetlands, within 200 feet of a river and in the 100-year floodplain.
Why it matters when you sell: Additions, sheds, decks and septic work near the water need extra permits, and a buyer with a mortgage on a flood-zone house may need flood insurance.
With a cash sale: Flood-zone and wetlands permits become our job after closing, not yours before it.
Everything north of Route 6 is in the Old King's Highway Historic District, where exterior changes, new construction and demolition need the district committee's approval at a public hearing. Elsewhere, tearing down a building more than 75 years old, or any building in the South Yarmouth, Bass River or Yarmouth Camp Ground historic districts, can bring a hearing and a demolition delay of up to 180 days.
Why it matters when you sell: A buyer who plans to renovate or rebuild has to factor in that review, which can narrow the pool of buyers for a house that needs a lot of work.
With a cash sale: We buy the house as it is, review requirements included.
Close to 3 in 10 homes in town are seasonal. Every rental, long-term or weekly, has to be registered with the Health Division each year, and weekly rentals are inspected annually.
Why it matters when you sell: A summer place or a family house that has sat empty often needs a cleanout and repairs before it can be listed, and a rental may have tenants or bookings to work around. Estates are handled by the Barnstable Probate and Family Court.
With a cash sale: Take what matters to you and leave the rest. Tenants can stay in place, and the closing can wait for the estate.
Sources: Town of Yarmouth (Title 5 and septic, Board of Health Mandatory Sewer Connection Regulation, wastewater resident information, Comprehensive Plan, Climate Change Vulnerability Assessment 2023, wetland regulations, Old King's Highway and demolition delay procedures, rental registration Ch. 108); U.S. Census Bureau, American Community Survey 2020 to 2024 (Yarmouth town). Checked October 2026.
Guides: selling with a failed Title 5 · selling an inherited house · selling as-is · selling with tenants · behind on payments.
Most of these take a week or two of lead time, so it pays to start early.
How we price it: what the house would sell for fixed up, minus what it really costs to get there, the time, the holding and resale costs, and a fair margin for our risk. Greg walks you through it.
Fill out the form, or call 508-789-2497. Address and a couple of details is enough to start.
A 5 to 10 minute walkthrough, usually within a few days. Don't clean. Don't stage. Don't hide anything.
A real cash offer, no obligation. If it works, pick your closing date. As fast as 7 days, or as far out as you need.
We're not a call center with a Yarmouth landing page. Our office is on Sandwich Street in Plymouth, we live on the Cape, and we buy in Yarmouth regularly. We know what houses there actually sell for, and we'll tell you honestly whether a cash sale is your best move. If it isn't, we'll say so and point you to a local agent we trust.
More about Greg and the business, how it works and reviews. Call 508-789-2497 or text Greg.
Yes. The town requires every septic system to be inspected and certified before a sale. If it fails, you can still sell to us without fixing it.
Once the town mails notice that sewer is available, a house that changes hands has to be connected within 90 days of the transfer, and the betterment stays with the property. Connections can't start until the treatment plant is online, expected in early 2028. We buy either way.
The town estimates $5,000 to $15,000 for an average home, paid by the owner, plus the betterment, which is spread over 30 years. Low-interest AquiFund loans are available.
As fast as 7 days, or as far out as you need. Book the fire department's smoke and CO inspection two to three weeks ahead, and give the water department at least two weeks for the final reading.
It matters to a buyer who wants to change the outside or rebuild, because that needs the Old King's Highway committee's approval. It doesn't stop a sale; we buy the house as it is.
Often, yes, for an updated house with a passing septic system and a seller who can wait. In that case Greg will tell you to list it. Cash is the better fit when the house needs work, the septic is in question, or the timing is tight.
No commissions and no fees from us. A mortgage or anything else owed on the house is paid off from the proceeds at closing.
Questions about selling your house go to Greg, not these offices. Call 508-789-2497 or text Greg.
The town's fiscal year 2026 tax rate is $6.97 per $1,000, according to the Assessor's page.
This is general information from a home buyer, not legal advice. Rules and fees change, so check the details for your property with the town or a Massachusetts real estate attorney.
Nearby: South Yarmouth, West Yarmouth, Yarmouth Port, Dennis, West Dennis, South Dennis, Barnstable, Hyannis, Barnstable Village, Brewster. All of Cape Cod. Yarmouth zip codes: 02664, 02673, 02675.