ESM Properties buys houses, duplexes, and vacant land across McLennan County directly from owners. No agents, no commissions, no repairs, no waiting on a buyer's bank. We make a fair written offer and close at a local title company on the date you choose.
Fill out the short form or call us. We'll ask a few questions about the condition, the situation, and the timeline that works for you. No pressure, no appointment needed to get started.
We review recent McLennan County sales, take a look at the property (a quick walkthrough or photos are fine), and put a fair offer in writing — usually within 24 to 48 hours.
You pick the closing date. A Waco title company handles the title search, the paperwork, and the transfer. We fund with cash, so there's no appraisal and no lender to wait on.
We're investors, not retail buyers — so cosmetic problems, deferred maintenance, and complicated circumstances don't scare us off. If it has a McLennan County address, we'd like to talk.
| Selling to ESM Properties | Traditional listing | |
|---|---|---|
| Commissions & fees | None | Typically 5–6% of sale price |
| Repairs | None — we buy as-is | Usually required before or after inspection |
| Showings | One walkthrough (or photos) | Open houses and repeated showings |
| Closing timeline | 7–30 days, your choice | 45–90+ days, depends on buyer financing |
| Financing risk | None — cash | Deal can fall through at appraisal or underwriting |
| Closing costs | We pay standard seller costs | Seller pays their share |
ESM Properties is a privately held real estate investment firm headquartered in Waco, Texas. We acquire residential property and vacant land primarily in McLennan County, with select investments across the state and nationwide.
We're not a national call center or a lead-reselling website. When you call, you reach the people who write the offer and show up at closing. Every transaction runs through a licensed Texas title company, and every offer we make is one we're prepared to fund.
Our core market is Waco and the surrounding McLennan County communities. We also consider properties statewide and, for the right deal, nationwide.
We regularly partner with private lenders, wholesalers, and fellow investors who want exposure to Central Texas real estate without running the deals themselves.
Fund an acquisition or renovation secured by a first-lien deed of trust on the property. Fixed term, fixed return, recorded at the county.
Bring capital or a deal and we'll bring the other half — sourcing, contractors, management, and disposition — with terms set out in writing up front.
We're a reliable cash buyer for contracts in McLennan County. Send the address and your number; we respond fast and we close what we say we'll close.
Opportunities are offered only to qualified parties and are not a public offering of securities.
We start with what similar properties in your part of McLennan County have recently sold for, then subtract the cost of the repairs the property needs and the margin we need to make the investment work. We'll walk you through those numbers — it isn't a black box.
Usually, yes — that's the honest trade-off. In exchange you skip commissions, repairs, showings, and months of uncertainty, and you get a guaranteed closing on a date you choose. For many owners the net result is close, and the certainty is worth more.
No. Take what you want and leave the rest. We buy houses with roofs that leak, foundations that need work, and garages full of stuff.
A licensed Waco-area title company handles the title search, closing documents, and the transfer of funds. You'll sign at their office (or by mobile notary), and your proceeds are wired or issued as a check at closing.
Yes. Vacant lots are a core part of what we acquire in Waco. The process is the same — a written cash offer, and a title company handles the closing.
None. You can take our offer, sit on it, or compare it against a listing. We'd rather you make the right decision than a fast one.
Contact
Call, text, or send the form — whichever is easiest. We respond within one business day.