Sell for Cash With LVN Real Estate, Offers, Fees and Closing Explained
Say you own an older house in Denver's Berkeley area, and a cash buyer's letter has been sitting on your counter for a week. Before you call anyone, you want the money side in plain words. How is the offer set, what comes out of your share, and who picks the day you hand over the keys?
This overview answers those questions for one Denver company. If you typed LVN Real Estate fees closing into a search bar, you're likely after the same facts. Everything below comes from LVN's own pages, its BBB profile and its Google reviews, and each claim is tied to where it came from.
Who LVN Real Estate Is
LVN Real Estate is a locally owned cash home buyer with an office in Denver, and it calls itself veteran-owned. Kyle Doney founded it and still runs it. The BBB lists him as Owner, and LVN's site says he served six years in the Air Force, both stateside and overseas. The company has been buying houses since 2015, which lines up with the business start date on its BBB file. That same file shows an A+ rating and BBB accreditation going back to August 2017.
LVN is clear about what it isn't. Its FAQ says, "We're not agents," and the company doesn't list homes for other people. It buys with its own cash, and after closing it either fixes the house up and resells it or keeps it as a rental of its own.
What LVN Buys
LVN says it buys houses, condos, townhomes, duplexes and multi-family properties in any condition. In Colorado it also buys commercial property and land. Its pages name the situations it sees most, from foreclosure and inherited houses to divorce, tired landlords, job moves and homes with fire or foundation damage. Liens and back taxes don't rule a house out, though they do get paid off from the sale.
How the Cash Offer Is Built
The number starts with the property and its particular history. LVN's FAQ points to the location, the current condition, the repairs it needs and recent sales of similar homes nearby. Its pages also mention after-repair value, which is the price the home could fetch once the work is done.
LVN is open that its offers come in below market value. It has to pay for repairs, carry the house while crews work and still earn a profit when it resells. You give up some price. In exchange, you avoid the repairs, the open houses and the months of uncertainty that usually come with a traditional listing on the open market.
Timing runs in two steps. LVN says it aims to send a cash offer within 24 hours after you reach out, and then someone walks through the property before LVN confirms the number. You owe nothing at any point. Its site says it won't pressure you to sell, and you're free to take a few days to consider everything.
What You Pay and What LVN Covers
Here's the short answer on fees and commissions. LVN charges no commissions and no fees to the seller, and since there's no listing agent involved, there's no commission to divide at the closing table. That also means no separate marketing charges, photography costs or staging bills along the way.
Closing costs need a bit more care. LVN's FAQ says, "we'll often pay for the closing costs too!" Look closely at the word often. The FAQ stops short of promising that LVN pays them on every sale. Ask LVN to spell out in writing which costs it will cover on yours.
Your own debts still get paid from the sale. A mortgage payoff, any liens and any back taxes come out of the price at closing, the same as in any Colorado home sale. The title company handles those payoffs and sends you what's left.
| Item | What LVN says |
|---|---|
| Agent commission | None, LVN buys directly |
| Fees to the seller | None charged |
| Closing costs | LVN often pays them |
| Repairs and cleaning | None, it buys as is |
| Closing date | As little as 7 days, or the date you pick |
How the Closing Date Gets Set
LVN says it can close in as little as 7 days. Treat that as the fast end of the range, since plenty of sellers choose a later date on purpose. Its site also says you can close on the date you pick, and for most people that second part matters more.
Maybe you need a month to line up an apartment across town and organize the movers. Maybe a new job doesn't start until spring and you'd like to stay put until then. Because LVN pays cash, there's no lender approval holding up the date. A local title company runs the closing, checks the title for liens, collects signatures and pays you out.
What Could Change Before Closing
Any buyer can discover something during a walkthrough that changes its opinion of a property, whether that's a failing furnace, a damaged roof or an unexpected foundation problem. A few of LVN's Google reviewers say the price moved after an inspection, and more talks followed before the sale closed. Most reviewers describe a smooth sale. Still, go in with realistic expectations.
Ask LVN the same questions you'd ask any cash buyer. What could change the price between the offer and closing? How much earnest money goes to the title company, and when does it go in? Whose name goes on the contract as the buyer? Get each answer in writing before you sign anything.
What Sellers Say About the Money Side
LVN shows 4.4 stars across 78 Google reviews as of October 2026. Most of those reviews are positive, and a smaller group is not. Two sellers wrote about the parts this overview covers.
"They put it in writing." Brett Davidson wrote on Google: "They do what they say they will do. They put it in writing. You can depend on them being able to help whether you need cash, more time, or more convenience."
An as-is sale, explained. Lîsa Rosetta wrote on Google: "An easy way to sell your as-is home. Fast, no hassle service. Nate and the team were very professional and explained everything to my satisfaction."
A Short Checklist Before You Sign
- The offer amount, confirmed in writing after the walkthrough
- Which closing costs LVN will pay on your sale
- Anything that could change the price before closing
- The earnest money amount and who holds it
- Your closing date and your move-out date
The Bottom Line on LVN's Terms
For anyone weighing LVN Real Estate fees closing terms, the picture is fairly simple. You pay no commission and no seller fees, and you don't fix or clean a thing before you go. LVN often covers closing costs, and it says "often" rather than "always," so confirm what it covers on yours. The closing date can come fast or wait for your plans.
If that sounds like a fit, you can call LVN at 720-259-9274 and ask for an offer on your house. Take the written terms, hold them up against your other choices, and decide on your own time. A good cash sale should leave you with a clear number, a firm date and every promise on paper.