Seller Guide

What to expect when selling your single family home

Canvas Homes offers a direct purchase option for owners who want to sell a home in its current condition. This guide explains how an offer is developed, who buys the property, and what happens between your first conversation and closing.

A sale built around the property as it stands

You may be ready to move on from a property that needs repairs, an inherited home, a rental, or a house that no longer fits your plans. We start by understanding the home and what matters to you, including your timing, access needs, and plans for moving.

Our purchase does not require you to make any repairs or improvements before closing. There is no commission owed to Canvas Homes, and the offer accounts for title-related closing costs being paid on your behalf. You should still review all terms and the estimated proceeds before deciding.

Who is buying your home

Canvas Homes is the licensed brokerage working on behalf of the local purchasing company. Your agreement names the actual buyer. Local holding companies in our model include Nashville Metro Holdings LLC, Mint City Investments LLC, and Old North Investments LLC.

Canvas generally uses a double-close: the holding company buys your home and then sells it to an end investor under a separate agreement. The holding company funds its own purchase separately from the end investor and will initially take title to the property at closing.

Canvas is not listing your home for you in this process, and its agents are not acting as your seller representatives. You may consult your own agent or attorney before agreeing to a sale. Review the written disclosures and ask about anything that is unclear.

Choosing whether this approach fits

A direct investor purchase may suit you when avoiding repairs and coordinating a defined sale matters more than pursuing a fully renovated retail price. A traditional listing may offer a different result, but will also likely come with a longer timeline and buyer contingencies – this is where our offer differs. Compare your likely proceeds, preparation costs, time, and responsibilities for each option before choosing.

From the first conversation to an offer

1. Tell us about the home and your goals

Share the property address, ownership information, known condition issues, current occupancy, and your preferred timeline. Tell us about any mortgage, HOA, inherited ownership, or other circumstances that could affect the sale. We can then discuss the next steps for your property.

2. Arrange property access

A walkthrough helps us understand the layout and condition. Let us know if access is difficult or if tenants or other occupants require coordination. We will discuss what is possible for your situation. Please do not begin repairs or discard belongings simply to prepare for our visit.

3. Review the written offer

The offer reflects comparable sales and the home’s condition. Because an investor takes on the renovation, ownership expenses, and future resale or rental risk, the offer allows room for those costs and a business margin. A renovated home’s potential selling price is different from an offer for the property in its current condition.

Ask us to walk through the proposed price, closing date, costs, access, any review period, and possession terms. Compare what you expect to receive after your obligations are paid.

Questions to ask before you sign any purchase agreement

Who is the buyer named in the agreement, and what transaction structure is being used?
What price is agreed, which costs does each party pay, and what might reduce my proceeds?
What inspections or other conditions remain, and what rights does each party have?
When is closing, when must the home be vacant, and when will I receive possession-related instructions?
Who may need access before closing, and how will those visits be coordinated?
What happens if a title, payoff, occupancy, or timing problem arises?

Any promise that affects your decision should appear in the written agreement or an agreed written amendment. Ask for clarification before relying on a verbal understanding.

What happens after you accept

Contract and closing coordination

After the agreement is signed, Canvas coordinates transaction steps with the closing attorney or title company. That provider reviews title and gathers the documents needed to complete the transfer. Respond promptly to document requests and tell your Canvas contact if your situation changes.

Ownership and payoff information

Be ready to provide identification, mortgage information, and any documents relevant to ownership. Depending on the property, the closing provider may request trust or estate paperwork, entity documents, lien information, HOA details, leases, or information from additional owners. Ask what is needed early so problems can be addressed before the closing date.

Access and occupancy

Coordinate preclosing visits through your Canvas contact. Discuss who may attend, including an end investor or contractor, and how notice will be handled. If the home is occupied, clearly document whether it will be delivered vacant, subject to a lease, or under another agreed possession arrangement.

Remove the belongings you intend to keep by the agreed possession deadline. Address any items you plan to leave in writing. A stay after closing or a change in move-out timing requires a written agreement; do not assume one is included.

Review the money before closing

The contract price and the amount you receive can differ. Existing mortgage balances, liens, taxes, prorations, or other obligations may be deducted from the price even when Canvas charges no commission and covers the agreed title-related closing costs.

  
        Illustrative proceeds calculation
        Amount
      
        Agreed purchase price
        $200,000
      
        Mortgage payoff including lender charges
        Less $120,000
      
        Any seller obligations and agreed prorations
        Less $3,000
      
        Estimated amount to seller
        $77,000

Illustrative proceeds calculation	Amount
Agreed purchase price	$200,000
Mortgage payoff including lender charges	Less $120,000
Any seller obligations and agreed prorations	Less $3,000
Estimated amount to seller	$77,000

This is an example only. Request estimated proceeds and review your actual settlement statement with the closing provider. Payoff figures can change with the closing date.

Changes before closing

A title issue, missing document, unresolved occupancy arrangement, or other contract conditions can affect the schedule. Notify us promptly of a concern. Changes to price, timing, costs, or possession should be documented and agreed in writing.

Closing day

Your final checklist

Confirm the closing appointment, signing requirements, and identification needed.
Read the settlement statement and ask about every deduction you do not understand.
Confirm with the closing provider how and when your proceeds will be disbursed.
Meet the agreed move-out terms and arrange keys, codes, and any other access items.
Coordinate termination of utilities and insurance around the actual transfer and possession dates.

Common Questions

Our seller program is designed for a purchase in the property’s current condition without requiring seller repairs. Describe known problems accurately, allow the access agreed in your contract, and review any condition-specific terms before signing.
Canvas’s seller program charges no commission owed to Canvas Homes and accounts for the agreed title-related closing costs in the offer. All charges and allocations will be explained in writing. Your own mortgage, liens, taxes, and separately agreed obligations may still affect your proceeds.
Tell us your preferred date so we can discuss a workable timeline. The written agreement sets the closing date. Title clearance, required documents, occupancy, and other contract requirements can affect when the sale is completed; your urgency and timeline will be our priority though.
Tell us at the first conversation. An existing listing or representation agreement may create separate obligations. Tenant rights, leases, notice requirements, and possession must be reviewed for the particular sale.
Your obligations and agreed proceeds come from your own contract and settlement statement. The end investor’s separate purchase will not change your sale terms. Ask how the two closings will be coordinated if that timing matters to you.

Start a conversation

canvas.homes | admin@canvas.homes | (615) 200-0774

Start with the property address, a description of its condition, who currently occupies it, and when you would like to sell. We can then discuss whether a direct purchase is a fit.

This guide describes the general process. Your signed agreement governs the sale. You may obtain independent legal, tax, or real estate advice before committing.
Company information: canvas.homes and canvas.homes/sellers. Prepared October 2026. TN firm license 266344. NC firm licenses C41050 and C41444.