We Buy Houses in Federal Way, Washington

A cash home buyer is an investor or company that purchases homes directly using cash, allowing for a faster, smoother sale with no financing contingencies. The Census Bureau's 2020-2024 estimates count 37,479 housing units in the city, and about 44 percent of them were built in the 1970s or 1980s. A house of that age can need work that an appraiser would flag. With a cash buyer, there is no lender appraisal. We make an offer on the house as it sits, you choose the closing date, and a title or escrow company prepares the papers. You do not repair, clean out or stage anything, and you pay no commission. To start, fill out the form on this page or call (323) 622-6021.

Selling fast can help you avoid foreclosure, relocate for a job, settle an estate, or handle a financial emergency without the delays of a traditional listing. Some sellers are working against a date. King County property tax is billed in two halves, due April 30 and October 31, and late charges build up each month. A missed mortgage payment starts a different clock. Under Washington's deed of trust statute, chapter 61.24 RCW, the lender must give a notice of default at least 30 days before it records a notice of sale, and a sale cannot take place less than 190 days after the default. Selling fast stops the payments, the tax bills and the upkeep in one move. You can close in as little as 7 days. This is general information, not legal or tax advice.

Direct cash buyers such as As-Is Home Buyer specialize in fast, as-is purchases throughout Federal Way. Cash buyers come in a few kinds. Investors repair and resell. Landlords add rentals. You can test any of them before you sign. Ask whether the buyer will close on your house itself or can pass your contract to someone else. Ask for past purchases, then check them yourself. The King County Recorder's Office keeps recorded deeds and offers an online records search, and the Assessor's eReal Property report generally shows a parcel's sales history from the mid-1980s to today. With us, you deal directly with the buyer from the first call to the closing table, with no middlemen. Call (323) 622-6021 and ask us anything on this list.

We review your property, make a no-obligation cash offer — often within 24 hours — and close on your timeline, usually in as little as 7 days. There are three steps. First, you fill out the form on this page or call (323) 622-6021. Second, we base the offer on the house's location, condition and size. Third, if you accept, you pick the closing date. In Washington, all parties to a transfer also sign a real estate excise tax affidavit, and King County will not record the deed until that tax is paid. State law makes the tax the seller's obligation, but our offer carries no closing costs for you, so it does not come out of your proceeds. This is general information, not legal or tax advice.

No. We cover closing costs and charge no commissions or hidden fees, unlike a traditional real estate sale. In a listed sale, a seller can owe an agent's commission, title and escrow charges, and Washington's real estate excise tax, which RCW 82.45.080 makes the seller's obligation. In our sale, those costs are ours. The number in your offer is the number you receive, less only what is tied to the house, such as a mortgage payoff, unpaid property tax or a recorded lien. You also skip repair bills, cleaning and the cost of carrying the house while it waits for a buyer. Want to see the math first? Ask for the offer in writing and we will walk through it with you. This is general information, not legal or tax advice.

Most cash sales close in 7–14 days, depending on your situation and title. You can close in as little as 7 days, and you set the date. The pace depends on the paperwork after you accept. The title company searches the record for loans and liens, and payoff letters are ordered. King County will not record the deed until the excise tax is paid, so the sale is not final until then. An old lien, an unpaid tax bill or a missing owner signature can take longer, because each has to be cleared first. If you need more time, we can set a later date so you can find a new place, finish a school year, or wait for a lease to end. This is general information, not legal or tax advice.

Yes. We buy houses in any condition — no repairs, cleaning, or staging required. Washington has a seller disclosure form for improved residential property. RCW 64.06.020 says it is due within five business days after both sides sign a written contract, unless the parties agree otherwise or the buyer has waived it. RCW 64.06.010 lists transfers that are exempt from the form, including foreclosures and sales by an estate's personal representative. If a form is used for your sale, fill it out as best you know and tell us about problems you know of, such as a leaking roof or a cracked foundation. You do not have to fix them first. This is general information, not legal or tax advice.

Typically the title/deed, basic property disclosures, and a photo ID for verification. Start with your deed if you have it. If you cannot find it, the King County Recorder's Office holds recorded deeds, and the Assessor's eReal Property report names the owner of record. Next, gather your latest mortgage statement and your King County property tax statement, which the county mails once a year in mid-February. Add the name of your homeowners association, if there is one. If tenants live in the house, bring the leases. If the owner has died, the title company will ask for the death certificate and the court papers that name the personal representative. If you are divorcing, bring the court order that covers the house. This is general information, not legal or tax advice.

Yes — we’re happy to talk through the numbers and how we arrived at your offer. We want to hear what you know about the house. Our offer rests on location, condition and size, so facts that change any of those can change the offer. Look up your parcel in the King County Assessor's eReal Property report and read what it lists for your house. If the record misses a finished basement, a new roof or an addition built with permits, show us the permits or receipts. If the record lists something that is not true, tell us that too. The offer is free, it carries no obligation, and you can say no at any point.

We routinely handle liens and title issues as part of closing. A lien is a claim on the house for a debt. In Washington, a court judgment against an owner becomes a lien on that owner's non-exempt real estate, and under RCW 4.56.190 the lien generally lasts up to ten years from the day the judgment was entered. A lien can also come from unpaid property tax or from an association that is owed dues. The title company searches the county record, finds what is recorded against the house, and orders a payoff for each item. Payoffs are paid from the sale proceeds at closing. If the liens add up to more than the offer, tell us early. This is general information, not legal or tax advice.

Speed, certainty, no repairs, no commissions, and a close date you choose. The first benefit is certainty. A cash sale does not hinge on a buyer's loan approval or a lender's appraisal, so the price and date you agree on are the price and date you get. The second is time. You skip photos, open houses and weeks of showings. The third is what you do not pay: no commission, no repair credits after an inspection, and no closing costs. The fourth is control. You pick the closing date, and you can ask for extra time to move. Those four apply to a Federal Way home of any age, from one built in the 1960s to a unit built since 2000.

Yes — a fast cash sale can help you avoid foreclosure and protect your credit. It can work, if the sale closes before the auction date. A lender must send a notice of default and wait at least 30 days before it records a notice of sale. The notice of sale must be recorded at least 90 days before the auction, which is held on a Friday at a public place in the county. You can cure the default up to the eleventh day before the sale. For mediation, a housing counselor or an attorney must refer you no later than 90 days before the sale date. The state offers a free housing counselor at 1-877-894-HOME (4663). This is general information, not legal or tax advice.

Yes, we purchase tenant-occupied rentals and handle the details. You do not have to empty the unit first. That matters because Washington limits when a landlord can end a tenancy. Under RCW 59.18.650, an owner who elects to sell a single-family home must give at least 90 days' written notice. The owner must also make reasonable efforts to list the home within 30 days after the tenant leaves, or the law presumes the owner never meant to sell. A fixed-term lease cannot be ended early for a sale unless both sides agree in writing and the tenant has at least 60 days to move out. Selling to us with the lease in place avoids that path. This is general information, not legal or tax advice.

Absolutely — we buy inherited and probate properties and can work alongside your attorney. When an estate has a personal representative with nonintervention powers, RCW 11.68.090 lets that person sell the decedent's real property without an order of the court. Estate cases in King County are filed with King County Superior Court, whose Clerk's Office takes filings at the King County Courthouse in Seattle and the Maleng Regional Justice Center in Kent. If the court has not yet named a personal representative, the sale has to wait for that appointment. Bring the death certificate, the will if there is one, and the court papers showing who can sign. This is general information, not legal or tax advice.

Yes, a quick, clean cash sale is often the simplest way to divide a property. Washington's community property law, RCW 26.16.030, says neither spouse may sell, convey or encumber community real property unless the other spouse joins in the deed. If a court order already covers the house, follow it. A sale during the case turns a house that is hard to divide into cash that is easier to split, after the mortgage is paid. The IRS lets a seller exclude up to $250,000 of gain on a main home, or $500,000 on a joint return, if the ownership and use tests are met. Tell us your timeline, and we can close fast or wait for the decree. This is general information, not legal or tax advice.

Yes — we specialize in homes that need major work. Foundation cracks, sagging floors, a settling deck or a slope that has moved are things we look at, not reasons to walk away. Federal Way sits on a plateau that rises steeply from Puget Sound, according to the city's comprehensive plan. The city's critical areas map includes erosion and landslide hazard areas, lakes, wetlands and streams, and the city warns that it cannot show every critical area. Under Federal Way Revised Code chapter 19.145, work in or near those areas can need city review and a critical area report. Because we buy as-is, you do not have to hire an engineer, apply for a permit or fix the problem first. This is general information, not legal or tax advice.

If speed and certainty matter more to you than listing on the open market, a direct cash sale lets you skip repairs, showings, and financing contingencies. Federal Way is home to 101,030 residents counted in the 2020 Census. The Census Bureau's 2020-2024 estimates count 37,479 housing units: 49 percent single-family detached homes, 33 percent in buildings of five or more units, and 4 percent mobile homes. Link light rail reached the city on December 6, 2025, with its Federal Way Downtown station; the Star Lake station on the same extension is in Kent. We do not claim that any of this sets your price, and we make no promise about where prices are heading.

Reputable buyers are transparent and can provide proof of funds — ask us and we’ll show you. Ask for proof of funds, a written offer, and a purchase contract you can read at your own pace. Ask which title or escrow company will close the sale, and call that company yourself. In a house sale, money moves one way: from the buyer, through escrow, to you. A buyer who asks you to wire money or pay a fee up front is not one to trust. Check that the company name, phone number and website on the contract match what the buyer told you. Our offer costs you nothing and carries no obligation, so you can set it beside any other.

Yes — we cover the closing costs on our side of the transaction. In a Washington sale, the real estate excise tax is the seller's obligation under RCW 82.45.080, and King County will not record the deed until it is paid. In our sale, that tax and the title and escrow charges do not come out of your check. What you still owe is whatever is tied to the house, such as a mortgage payoff, a lien or back property taxes. The closing papers show how the current year's property tax is handled. Ask for a closing estimate in writing before you decide, so you can see every line before you sign anything. This is general information, not legal or tax advice.

Yes. In the Census Bureau's 2020-2024 estimates, 42 percent of homes in the 98003 ZIP area are in buildings of five or more units, while 65 percent of homes in the 98023 area are single-family detached. Associations add steps. Under RCW 64.90.640, the owner must give the purchaser a resale certificate, and the association must supply it within 10 days after the owner asks. It lists unpaid assessments, pending lawsuits, reserve information and violation notices. The purchaser may cancel within five business days after first receiving it. Ask your association for the certificate early, and tell us about any special assessment or rental limit. Your management company can tell you which chapter of Washington law covers your community. This is general information, not legal or tax advice.

Tell us. Neither one stops a sale. Washington's seller disclosure form, set out in RCW 64.06.020, asks at Item 4.C whether any conversions, additions or remodeling had building permits and final inspections. For permit history, the City of Federal Way takes Public Records Requests, and its Permit Center can tell you which permits a type of work needs. An open code case is a complaint the city has opened against the property. Send us any notice you received, and we will read it with you and price the offer around what it requires. You do not have to finish the work or close the case before you sell to us. This is general information, not legal or tax advice.

At As-Is Home Buyer, we provide a quick, efficient way for Federal Way homeowners to sell — a no-obligation cash offer, flexible closing dates, and no costly repairs or listing prep. Federal Way sits in southwestern King County between Seattle and Tacoma and is home to roughly 100,000 residents. Whether your house is near Steel Lake Park, out by Twin Lakes, or up the road from Dash Point State Park, we make as-is offers based on your home’s condition, location, and size.

Federal Way became a city on February 28, 1990, and the 2020 Census counted 101,030 residents. We buy in every part of it, including the Twin Lakes and Marine Hills neighborhoods.

You stay in charge. Meet us in person or talk by phone, ask us anything about the offer, and say no if it is not right for you.

Call Now! (323) 622-6021

1. Fill in the form or call (323) 622-6021 for a quick chat about your house. Give us the street address, the shape the house is in and the date you need to be done.

2. Get your cash offer — in person or over the phone, right away. The offer is based on where the house sits, its condition and its size.

3. Collect your cash. We handle the paperwork; you pick the closing date.

Before You Call

• Have your street address ready.
• Know about what you owe on the house, if anything.
• Pull out any letter you received about it, whether from a lender, an association or the city.
• Decide the date you need to be out.

We buy houses as-is throughout Federal Way. The process is quick, transparent, and fair — direct cash purchases, flexible closing dates, and no paperwork or repairs on your end. Offer prices depend on the property’s location, condition, and size.

Location

We look at the street, the lot and the setting: a lake setting at Steel Lake or Lake Geneva, a Puget Sound setting at Marine Hills, Dash Point or Dumas Bay, or a unit in a managed community.

Condition

We look at the roof, the foundation and the systems, and at what work the house needs. Age gives a first clue. The Census Bureau's estimates put 1984 as the median year Federal Way homes were built.

Size

We start with the square footage and bedroom count, and we check them against your King County Assessor record. Tell us about any finished basement or addition the record may have missed.

Federal Way covers ZIP codes 98003 and 98023 in southwestern King County, between Seattle and Tacoma. We buy houses in every part of the city, including the areas around:

• Twin Lakes
• Steel Lake Park and Mirror Lake Park
• Celebration Park and Town Square Park
• Adelaide Park and Lakota Park
• Dash Point State Park, Dumas Bay, and the Puget Sound shoreline
• West Hylebos Wetlands and the Brooklake area

Wherever your property sits in Federal Way, the process is the same: tell us about the house, get a cash offer, and pick your closing date.

Sell to us and avoid agent commissions, closing costs, repairs, and cleaning. We buy houses all over Federal Way for any reason, including:

Situations We Buy Houses In

Avoiding foreclosure

Send us any notice you have received, and tell us the sale date if there is one.

Repairs too expensive

From a worn roof to a cracked foundation, we price the work into the offer so you do not pay for it first.

Divorce settlement

Both owners sign, and we can work around a decree date.

Inherited house

Whether the estate is open yet or not, we start by finding out who has the authority to sign.

Landlord/tenant issues

We buy with tenants in place, month-to-month or on a lease.

Downsizing or relocating

Tell us the date you must be moved.

Dealing with us means dealing with a direct buyer — we make our own decisions and don’t rely on third parties. No cleaning, no repairs, no hassle. Call (323) 622-6021 or fill out the form and we’ll get right back to you.

What That Means in Federal Way

• No Realtor fees: you do not list the house, so there is no listing or buyer's agent commission to pay.
• No closing costs: Washington makes the real estate excise tax the seller's obligation, and in our sale that cost is ours.
• No repairs: you do not apply for a city permit, hire a contractor or clear out the garage before closing.

This is general information, not legal or tax advice.

We purchase homes across Washington in all conditions — from short sales to distressed, vacant, inherited, and fire-damaged properties. No waiting, no open houses, no last-minute cancellations: just a straightforward cash offer from a direct home buyer.

For a Federal Way sale, the county that matters is King County. Its Assessor keeps the parcel record, its Recorder records the deed, and its Treasury bills the property tax. Your closing touches all three offices, and we work through them with you.

Want to sell your house fast in Federal Way but worried about a complicated process? We are direct cash buyers who stick to our offers and make selling easy. From Twin Lakes to Steel Lake, we buy houses as-is anywhere in Federal Way — ZIP codes 98003 and 98023 — with no fees, no repairs, and a closing date you choose.

You deal directly with the buyer from first call to closing — no middlemen.

Federal Way has two main street-address ZIP codes. City Hall is in 98003. Dash Point State Park, with 461 acres and 3,301 feet of saltwater shoreline, is in 98023. A third ZIP, 98063, shows up on Federal Way PO box addresses. The Census Bureau's 2020-2024 estimates show how different the homes are in the two areas.

Side by Side

• Housing units: 37,479 in the city, 19,754 in the 98003 area, 18,564 in the 98023 area.
• Built 1970 to 1989: 44.4% in the city, 42.8% in 98003, 48.1% in 98023.
• Single-family detached: 49.2% in the city, 34.7% in 98003, 65.4% in 98023.
• In buildings of five or more units: 33.1% in the city, 42.2% in 98003, 20.5% in 98023.
• Owner-occupied homes: 55.3% in the city, 46.9% in 98003, 65.6% in 98023.
• Renter-occupied homes: 44.7% in the city, 53.1% in 98003, 34.4% in 98023.

ZIP 98003

Renters live in 9,968 of the 98003 area's 18,786 occupied homes, and 8,345 of its 19,754 housing units are in buildings of five or more units.

ZIP 98023

Owners live in 11,649 of the 98023 area's 17,752 occupied homes, and 12,147 of its 18,564 units are detached houses.

The 1980s in 98023

This area has 5,103 homes built from 1980 to 1989, or 27.5 percent, the largest group of any decade there.

About These Numbers

The Census Bureau's ZIP Code Tabulation Areas are generalized areas for ZIP codes, so treat the figures as a guide to each ZIP area, not an exact count for one city. They are survey estimates.

Federal Way grew out of small communities. The city's comprehensive plan says some formed around lakes, such as Steel Lake, Star Lake and Lake Geneva, and others around Puget Sound views, such as Adelaide and Buenna.

Marine Hills

The comprehensive plan names Marine Hills as one of the earliest residential developments in Federal Way, built in 1958 overlooking Puget Sound.

Steel Lake

Steel Lake is one of the lake communities the plan names as thriving by the start of World War II. Steel Lake Park is on the city's parks list.

Twin Lakes

The city's parks page places Olympic View Park in the Twin Lakes neighborhood, and the Planning Division lists a Twin Lakes Subarea Plan among its special projects.

Lakota

Lakota Park is one of the parks the city maintains, alongside Mirror Lake Park, Celebration Park and Town Square Park.

Dash Point

The plan says Dash Point Road was built in the early 1920s as the Marine View Highway. Today the Dash Point name covers Dash Point State Park, the city's Dash Point Highlands Park, and the Dumas Bay Centre and Park.

Some Federal Way properties sit in what the city calls environmentally critical areas. The city lists wetlands, critical aquifer recharge areas, fish and wildlife habitat conservation areas, frequently flooded areas and geologically hazardous areas. Its map inventory includes erosion and landslide hazard areas, lakes, wetlands and streams.

Critical Areas Explained

What the City Says About Its Map

The city notes that its map cannot show every critical area, and that site-specific study is what confirms whether one is on a lot. The rules are in Federal Way Revised Code chapter 19.145.

What It Means for Work on a House

The city's handout says streams, wetlands, regulated lakes and landslide hazard areas have buffers and setbacks where work may not occur or needs special approval. Tree removal and demolition need written approval from the Director but no formal permit.

Who Administers the Codes

The Planning Division administers zoning, subdivision, shoreline, environmental and critical area codes, so one office can tell you which apply to your lot.

If You Are Selling to Us

You do not have to study any of this to sell. Tell us if you know your lot has a slope, a stream or a wetland, and we will account for it in the offer.

This is general information, not legal or tax advice.

Permits and code enforcement sit in the city's Community Development Department at City Hall, 33325 8th Avenue South. The department includes the Building Division, the Planning Division, Code Compliance and the Permit Center.

Permit Center

The Permit Center is open to the public Monday, Tuesday, Thursday and Friday from 9 a.m. to 4 p.m., and it is closed on Wednesdays. Residential electrical, mechanical and plumbing permits can be applied for online through MyBuildingPermit. Hours can change, so confirm them on the city's Permit Center page.

Code Compliance

Code Compliance responds to complaints. It covers building and construction code violations, land use violations, signs, graffiti, trash and junk on private property, junk vehicles on private property, and abandoned shopping carts. Complaints can be filed online through the city's Eyes on Federal Way form, or by calling the Code Compliance line on the city's page.

Permit Records

To see or copy records for a past or current project, submit a Public Records Request through the city's Public Records Request Center.

Four offices outside City Hall touch a Federal Way sale, and each keeps a record or a bill you can check yourself.

Assessor

The Assessor's eReal Property report lists the number of buildings on record, their square footage and age, plus land details such as zoning, lot size, and water and sewer or septic. The Parcel Viewer map links straight to it. Check it for errors before you sell.

Recorder

The Recorder's Office records the deed. The excise tax affidavit must be signed by all parties, and the tax must be paid before the deed is recorded. The minimum charge is $10.

Treasury

Property tax is due in two halves, on April 30 and October 31. The county mails the statement once a year, in mid-February, and late charges build up month by month.

Water and Sewer

Lakehaven Water and Sewer District, headquartered in Federal Way, provides water and sewer service to communities in South King County. Your utility bill shows whether it serves your address.

This is general information, not legal or tax advice.