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Do you have questions you are ready to ask us? We love talking with people to see how we can help you reach your goals — whether it is about our company, our process for making an all-cash offer, or helping stop foreclosure in Wilmington for situations that qualify.
Michael Ruark, Founder
“The person on this page is the person who answers the phone.”
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We get back to you within 48 hours. If you need us quicker, please call — we are able to answer phone calls more quickly than we are able to return emails.
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Frequently Asked Questions
Do I need to fix water or storm damage before selling?
No. Coastal living in New Hanover County means dealing with storm and moisture damage regularly. ILM Home Offer buys houses in Wilmington entirely as-is — you do not need to hire a contractor, pull permits, or pay out of pocket to fix roof leaks, flooded crawlspaces, or hurricane damage.
How long does it take to sell a house in Wilmington, NC?
A traditional listing in Wilmington currently averages 81 cumulative days on market, according to Cape Fear REALTORS® March 2026 data — and that is before the buyer’s financing period adds another 30–45 days to reach closing. ILM Home Offer closes in as little as 7 to 14 days, with no listing period, no showings, and no financing wait — because we pay with our own private cash and bypass banks, underwriters, and mandatory appraisals.
Will ILM Home Offer buy my house if it is currently facing foreclosure?
Yes. If you are behind on mortgage payments or have received a pre-foreclosure notice, traditional real estate timelines are too slow. ILM Home Offer can close quickly enough to stop the auction clock, pay off your outstanding debt, and protect your remaining equity.
I inherited a property and live out of state — can you still help?
Absolutely. ILM Home Offer handles inherited and probate properties fully remotely. You take the family keepsakes you want to keep, and the team handles the cleanout and disposal of everything else. No in-person presence is required for closing.
What if my house has bad tenants or has been sitting vacant?
ILM Home Offer routinely buys rental properties with difficult tenants still in place, saving you the time, cost, and stress of the eviction process. The team also buys vacant, boarded-up, and abandoned properties throughout New Hanover County.
Are there any agent commissions or hidden fees when selling to ILM Home Offer?
Never. A traditional MLS listing typically costs 6% in commissions plus 2–3% in closing costs. When you sell directly to ILM Home Offer, there are zero agent fees, and the company covers all standard closing costs on your behalf.
Do I have to clean the house or remove belongings before closing?
Not at all. Whether the house is filled with old furniture, yard debris, or has not been updated in decades, ILM Home Offer buys it exactly as it stands. Leave everything behind — you do not even need to sweep the floors before you move out.
What types of properties does ILM Home Offer buy?
ILM Home Offer buys single-family homes, duplexes, and multi-family properties in any condition throughout Wilmington and the surrounding New Hanover County communities — including properties with foundation issues, major cosmetic damage, or full gut-renovation needs.
Which ZIP codes does ILM Home Offer purchase in?
ILM Home Offer buys houses across all Wilmington ZIP codes — 28401, 28403, 28405, 28406, 28407, 28408, 28409, 28410, 28411, and 28412 — and also serves Leland, Castle Hayne, Hampstead, Burgaw, Oak Island, Southport, Rocky Point, and Jacksonville. Call (910) 742-0414 if your ZIP code is not listed — the team will still evaluate your property.
How does ILM Home Offer calculate a cash offer?
ILM Home Offer calculates cash offers using the After Repair Value (ARV) minus repair costs, selling costs (approximately 10% of ARV), and a minimum profit margin. On a recent Wilmington property listed as-is at $215,000 — with an ARV of $415,000 and $110,000 in required repairs — the final cash offer was $238,500, which was $23,000 more than the property’s actual as-is market value.
What is the Wilmington, NC housing market like for sellers in 2026?
The Wilmington MSA median sale price reached $420,000 in March 2026, up 5% year over year, according to Cape Fear REALTORS®. But the average home is sitting on the market for 81 cumulative days, and active listings are up 10.2% year over year — meaning buyers have more options and less urgency. For a house in poor condition or any situation requiring speed and certainty, a direct cash sale with ILM Home Offer closes in 7 days regardless of market conditions.