How It Works
By Ed Brancheau, Co-founder, SunnyNest Homes. Reviewed by the SunnyNest family team. Updated July 2026.
Address in. Ed gets back to you within one business day and walks you through a ballpark on a short call. A 20-minute video walkthrough turns it into one written offer. Close on the date you pick. The difference is what arrives in step two: not one take-it-or-leave-it number, but a menu of real options with the math shown for each.
The path, from address to wire
Day 0, step 1
Your address comes in
Two minutes online, or by phone. Condition, what you owe and your timeline help, and Ed asks only for what the form left out.
Within one business day, step 2
Ed gets back to you himself
Not a call center. He sets up a short call, and a seller facing a foreclosure date gets a call from Ed first.
On the call, step 3
A ballpark for every option, in dollars
A cash number plus creative options when they fit, each with the math shown, side by side. A ballpark to see if we are close, not an offer. Yours to keep, no pressure after.
If we are close, step 4
A 20-minute video walkthrough
On a video call, or a recording you make, room by room. It narrows the ballpark, and then Ed writes one offer at the speed and price you pick.
You pick the price and the date, step 5
Escrow opens with a licensed San Diego company
The buyer's contractor walks the house once, title gets checked, and you sign electronically or with a mobile notary. The price only moves under the no-surprise-cuts rule written into your contract.
Closing day: 7 days to 3 months, step 6
The escrow company wires your proceeds
As little as 7 days at our lowest price, about a month in the middle, 2 to 3 months at our highest. The net number on the offer is the number that arrives.
Three dates in the contract protect you
1. The day the inspection period ends
If we cannot show you the money or the buyer by this date, you walk away free, with nothing owed and no cloud on your title.
2. The day our deposit becomes nonrefundable
The same date as the first one. From here the deposit is yours if we do not close.
3. The day we close
The date you picked when you picked the price. The escrow company wires your proceeds that day.
What happens after I submit my address?
Within one business day Ed, not a call center, gets back to you himself to set up a short call. If the form left out anything he needs, like condition, what you owe, or your timeline, he asks only those questions. On the call he walks you through a ballpark: a cash number plus creative options when they fit, each in dollars with the math shown. It is a ballpark to see if we are close, not an offer. If we are close, a 20-minute video walkthrough narrows it, and then you get one written offer. A seller facing a foreclosure date gets a call from Ed first. No pressure follows. The offers are yours to keep.
The first conversation is diagnostic, not sales. Your equity, loan, timeline, and goals decide which structures even make sense to offer. A free-and-clear inherited house gets a different menu than a low-equity house 3 payments behind. We would rather ask good questions upfront than send a number that wastes your time.
Why do you make multiple offers instead of one?
Because one number forces one trade-off, and sellers differ. Our 3-option menu typically includes cash for speed and certainty, plus creative options like seller financing or subject-to that can pay more in total. You pick the trade-off that fits your life, from a menu instead of an ultimatum.
A cash-only buyer must turn away every seller whose situation does not fit the cash formula, especially low-equity owners. Offering every structure means more sellers get a real option, and every seller gets a comparison. The options arrive side by side as a ballpark with the assumptions written out, and the written offer that follows is built to survive review by your attorney or CPA. We encourage that review in the contract itself.
What happens between accepting an offer and getting paid?
Escrow opens with a licensed San Diego company, the buyer's contractor walks the house once, title gets checked, and you sign, electronically or with a mobile notary. On closing day the escrow company wires your proceeds. You picked the date when you picked the price: as little as 7 days at our lowest, about a month in the middle, 2 to 3 months at our highest.
Two promises about this stretch. First, no surprise cuts: anything you told us or showed us on the video never changes the price. A problem nobody knew about comes out of our fee first, and past a limit written in the contract the price moves only by the extra, with the contractor's bid shown to you line by line and a free way out. Second, no surprise fees at the closing table: the net number on your offer is the number that arrives. If anything about the title needs solving, liens, judgments, a missing heir, we solve it with you rather than walking away. Complicated title is Tuesday for us.
Want to see the actual formula behind the cash number? We published it, with a worked example.
Questions sellers ask us
Is there any cost or obligation?
None. The ballpark and the written offer are free, and most of what we send is education you can use with any buyer. Some homeowners take our offer to their agent and list anyway. Genuinely fine with us.
Can I stay in the house until closing?
Yes, and past closing when needed. Leaseback arrangements that give you time to move after funding are a normal part of how we structure deals.
Do you buy condos, multifamily, and land too?
Yes. Houses, condos, duplexes to fourplexes, and vacant land across San Diego County, in any condition.
A San Diego family answers, not a call center.
Ed gets back to you within one business day with a ballpark for every option, in dollars.
Cancel free within 3 business days of signing, 5 if you are 65 or older.
We pay you $100 when you sign, and you keep it even if you cancel.
Get every option in writing, free
Tell us about the property. Ed gets back to you within one business day to set up a short call, and on it he walks you through a ballpark for every way we could buy it, in writing, in dollars. If we are close, a 20-minute video walkthrough firms it up before any offer. No pressure, no obligation, and we will tell you if listing with a Realtor is your better move.