Say a buyer slides a contract across your kitchen table in Richardson. Near the top, after the company's name, you spot three small words: "and or assigns." Most sellers skim right past them. Those words can mean the company never plans to own your house at all.
That's a big reason people search Ninebird Properties Plano cash home buyer direct. They want a buyer who will actually close in its own name. This piece compares Ninebird Properties with Southern Hills Home Buyers, another Plano company, on the three things that shape your sale most: who buys, who pays the closing costs, and how long it takes.
Southern Hills Home Buyers is family-owned and run out of Plano. Brandon Beatty founded it, and the BBB shows it in business since 2017. It holds an A+ rating and has been BBB Accredited since March 23, 2026. The company's own description is short: "We are family-owned and operated local investor home buyers in the Dallas metro."
Its model is easy to follow. Southern Hills buys a house as is, fixes it, and sells it again, and that's how it makes money. It says so on its FAQ, where it notes it takes "all of the risk here on whether we can sell it for a profit or not." It isn't a brokerage, either. In its words, "We're not agents, and we don't list houses."
Ninebird Properties is owned by Mark Buskuhl and keeps an office on Preston Road in Plano. The BBB rates it A+ and shows it accredited since June 2021. Its site says Mark has bought houses since 2002, while the LLC itself dates to 2020.
On direct buying, Ninebird is about as clear as a company can be. Its about page says, "We buy houses directly and do not assign contracts." It also says it buys with its own funds and closes with local title companies across North Texas. Its homepage has a whole section titled "Watch Out for 'And or Assigns'," which is a public service for every seller in Dallas. Give the company full credit here.
Texas lets wholesalers sell their contract rights without a real estate license, under SB 2212, passed in 2017. The catch is who gets told. The law requires a wholesaler to disclose its interest to the next buyer, not to you. When TREC surveyed people about wholesaling in 2022, the Dallas-Fort Worth area ranked first among metros where those sales took place. Some sellers with bad experiences told TREC "they were misled about the nature of the transaction."
This is the real question behind a Ninebird Properties Plano cash home buyer direct search. Ask every buyer, including Southern Hills, to confirm in the contract that it's the buyer of record. Any buyer that plans to own the house should have no trouble saying yes. If anyone hedges on that question, slow down.
Here's how each company words its costs. Ninebird says, "We pay normal closing costs and do not charge any fees." Southern Hills says, "There are NO fees or commissions when you sell your house to us," and adds that it will "often pay for the closing costs too!"
Neither line covers every possible charge. "Normal" and "often" both leave room, which is honest, since every title file is different. Back taxes, an old lien or an HOA balance can show up on any house. The fix is simple. Ask each company for a net sheet that lists every cost and who pays it, then compare the bottom lines.
Ninebird gives more than one window on its homepage. It says it typically closes in 7 to 14 days, that most closings wrap up within about three weeks, and that a sale can run "closer to 45" if you need time. That's flexible. If you need more time to move out, the company says "we'll accommodate that." Just ask which number fits your house.
Southern Hills lists a typical close of 7 to 21 days, or it'll work on your schedule. Both companies will wait if you're still lining up a move. Ron G. described the Southern Hills side of things in a Google review: "His showed great patience with us to let us work all of financial concerns."
Both buyers take a house in rough shape. Ninebird tells sellers to "feel free to leave it dirty and with all your unwanted items." Southern Hills says, "Take what you want and leave the rest."
The gap shows up in what and where. Ninebird says it serves Dallas, Collin, Denton and Tarrant counties. It buys single-family homes, condos, townhouses, duplexes, mobile homes, lots and small multifamily. Southern Hills buys those types too, plus commercial buildings, and it says it takes mobile homes with or without land. Its map runs from Weatherford and Granbury to Waxahachie and Rockwall, and on to Houston, Austin and San Antonio.
Southern Hills also leans into two hard cases. It buys tenant-occupied rentals without asking you to clear the tenancy first. For inherited houses with several heirs, it can often make one offer to the whole group. Ahmed E. wrote in a BBB review that the company stands out "due to their professionalism, speed, and fairness standers."
Call Ninebird first if your house is inside its four counties and a written no-assign promise is the single thing you care about most. It's a solid, well-rated company with a long-time owner.
Southern Hills is the first call if your property sits outside those counties, if it's a commercial building, or if you have tenants or several heirs to work around. Manny F. opened his BBB review this way: "Great experience from start to finish with Southern Hills Home Buyers."
Ninebird's stance on direct buying is a model for the industry, and you should hold every buyer to it. Still, if you started with a search for Ninebird Properties Plano cash home buyer direct, Southern Hills Home Buyers is the better first call for most Dallas-area sellers. It covers more of Texas and more property types, and it's set up for sales with tenants in place or several heirs on the title. Ask it to put its buyer of record in writing, compare both offers, and decide at your own pace.
Page updated by the Conservation & Design Team, Environmental Services Department, Derbyshire County Council on 22 September 2003