1. Is American Hero Properties a real, legitimate company?
Yes, 100%. We're a local, veteran and firefighter family-owned business that has been helping Florida homeowners since July 2023. I'm Kitty Assenmacher, and I've been in real estate for over 5 years. We're not a faceless corporation or out-of-state investor — we live here, we work here, and we genuinely care about the people we help. You can Google our name, read our reviews, and call us directly at (941) 400-0113 any time. We have nothing to hide because we have nothing to be ashamed of, just a family that loves helping neighbors find a way forward.
Meet Kitty and her husband — the family behind American Hero Properties
2. Is this a scam? I've seen a lot of "we buy houses" signs and I'm skeptical.
Your skepticism is completely understandable and honestly, it's smart. This industry does have its share of bad actors who lowball desperate sellers or use confusing contracts. We are not that. We're a family-owned company with real reviews from real Florida homeowners you can read right now. We never pressure anyone, we explain everything clearly before you sign a single piece of paper, and you can walk away at any point with zero obligation. The best thing we can say is: don't take our word for it. Call us, ask your questions, and see how the conversation feels. If it doesn't feel right, you owe us nothing.
3. Are there any hidden fees, commissions, or surprise costs at closing?
Not a single one. No agent commissions. No closing costs. No processing fees. No administrative charges. No deductions you didn't know about. What we offer you in writing is exactly what you walk away with at the closing table — every dollar, nothing taken out. We even cover the closing costs ourselves. We say this plainly because we know sellers in tough situations have been burned before by numbers that changed at the last minute. That will never happen with us. Simple as that.
4. How does the process work? Walk me through it.
It's genuinely simple with three steps. First, you fill out our short form or give us a call and tell us a little about your property. Second, we reach out within 24 hours, ask a few quick questions, and make you a free, no-obligation cash offer in writing. Third, if the offer works for you, you pick your closing date and we handle everything from there. No showings, no inspections, no back-and-forth negotiations, no waiting for a buyer's financing to fall through. Most of our sellers tell us it was far easier than they expected. We walk you through every step so you're never left wondering what happens next.
5. How long does the whole process take? Is it really faster than listing?
Yes, significantly faster. When you list with an agent, the average home in Florida sits on the market for 30–90 days, then goes through inspections, appraisals, and financing approvals that can take another 30–45 days and any of those steps can cause the deal to fall apart entirely. With us, you get a cash offer within 24 hours and we can close in as few as 10 days. If you need more time, maybe you need to find a new place first or sort out some personal matters, we work on your timeline, not ours. Speed is available when you need it. Flexibility is available when you don't.
6. What happens after I fill out the form?
We'll reach out, usually within a few hours, to introduce ourselves and ask a few quick questions about the property. This is just a conversation, not an interrogation. There's no pressure and no commitment required at this stage. If it seems like a good fit for both sides, we'll put together a written cash offer and walk you through it completely. You'll know exactly what you're being offered and exactly why. If you like it, we move forward. If you don't, you say no and we part as friends. It really is that simple.
7. Am I obligated to accept your offer?
Absolutely not and we mean that. Getting an offer from us is completely free and commits you to nothing whatsoever. You are in control at every single step. If the offer doesn't work for you, you say no and that's the end of it — no follow-up calls pressuring you to reconsider, no hard feelings, no awkward conversations. We believe that if our offer is right for you, you'll know it. And if it isn't, the last thing we want to do is push you into something that doesn't serve you. That's not who we are.
8. How do you come up with your offer?
We're completely transparent about this. We look at what your home could be worth once it's fully repaired and updated — called the after-repair value. Then we factor in the estimated cost of those repairs, our holding costs while we fix it up, and a reasonable profit that keeps our business running. What's left is what we offer you. It's a straightforward formula and we're always happy to walk you through the numbers if you want to understand exactly how we got to our offer. We'd rather you understand and feel good about it than accept something you're unsure of.
9. My home is in really bad shape. Will you still want to buy it?
Yes and we mean that for any condition. Mold. Fire damage. Foundation issues. Roof problems. Code violations. Hoarder homes. Properties that have been vacant for years. Homes that haven't been touched since the 1970s. Tenant-occupied properties with difficult situations. We have bought them all and we buy them as-is, every time. In fact, the worse the condition, the more we can often help because distressed properties are exactly what we specialize in. If you've been told your home is unsellable or if you've been afraid to even ask, please reach out. Chances are we can still help.
10. Do I need to clean, repair, or fix anything before selling?
Not a single thing. We buy your home exactly as it sits today. Don't clean it, don't fix it, don't paint it, don't stage it. Take what you want and leave everything else — furniture, old appliances, boxes in the garage, whatever. We handle it all after closing. This matters most to sellers who are dealing with a difficult situation and simply don't have the time, energy, or money to get a home market-ready. You shouldn't have to fix a house you're trying to get out of. That's our job, not yours.
11. What if I still owe money on the house, or there are liens, back taxes, or code violations?
That's more common than you'd think and we deal with it regularly. In most cases, outstanding mortgage balances, tax liens, code violations, and other encumbrances can be resolved at closing — meaning they get paid off from the sale proceeds so you don't have to come up with the money beforehand. We work closely with our title company to make sure these are handled properly and cleanly. If you're not sure what's attached to your property, just tell us what you know and we'll help figure out the rest together.
12. I'm facing foreclosure. Can you still help me?
Yes and please don't wait. Foreclosure situations are time-sensitive and every day matters. In many cases, selling before the foreclosure is finalized allows you to protect your credit, avoid a public auction, and walk away with whatever equity remains rather than losing everything. We move fast specifically for situations like this. If you're behind on payments or have received a notice of default, reach out today, not next week. We can often assess your situation and make an offer within 24 hours. The sooner we talk, the more options you have.
11. I'm facing foreclosure. Can you still help me?
Yes and please don't wait. Foreclosure situations are time-sensitive and every day matters. In many cases, selling before the foreclosure is finalized allows you to protect your credit, avoid a public auction, and walk away with whatever equity remains rather than losing everything. We move fast specifically for situations like this. If you're behind on payments or have received a notice of default, reach out today, not next week. We can often assess your situation and make an offer within 24 hours. The sooner we talk, the more options you have.
14. I inherited a property in Florida but I live out of state. Can you still help?
Absolutely and this is one of the most common situations we handle. Inheriting a property you didn't plan for is overwhelming, especially when you live far away and can't easily manage or maintain it. Most of our process can be handled remotely, you don't need to fly to Florida to sell your inherited home. We work with you wherever you are, communicate clearly at every step, and coordinate with the title company to make closing as smooth as possible. If there are other heirs involved, we have experience navigating those conversations too. Just reach out and tell us your situation.
15. Will I get a fair price or am I going to get lowballed?
We make fair, honest offers based on the real condition of your property and the local market. We're not going to insult you with a number that makes no sense th,at's not how we do business and it's not how we've built our reputation over the past three years. Here's what's worth understanding: our offer may be lower than a top-dollar listing price, but the net amount you actually keep is often very similar once you subtract agent commissions (typically 5–6%), repair costs, closing costs, and months of carrying expenses. We offer speed, certainty, and simplicity and for many sellers, those things are worth more than chasing a higher number that might never materialize.
15. Will I get a fair price or am I going to get lowballed?
We make fair, honest offers based on the real condition of your property and the local market. We're not going to insult you with a number that makes no sense th,at's not how we do business and it's not how we've built our reputation over the past three years. Here's what's worth understanding: our offer may be lower than a top-dollar listing price, but the net amount you actually keep is often very similar once you subtract agent commissions (typically 5–6%), repair costs, closing costs, and months of carrying expenses. We offer speed, certainty, and simplicity and for many sellers, those things are worth more than chasing a higher number that might never materialize.
17. What areas of Florida do you serve?
We primarily serve the greater Tampa Bay and Sarasota areas — including St. Petersburg, Bradenton, Sarasota, Tampa, and all surrounding cities and communities. This includes Manatee County, Sarasota County, Pinellas County, and Hillsborough County. If you're not sure whether we cover your area, just call us at (941) 400-0113 or fill out the form and we'll let you know right away. We're local, this is our home too.
18. What if I'm not sure selling for cash is the right move for me?
Then let's talk it through, honestly. We're not here to push anyone into a decision that isn't right for them. If after our conversation we genuinely think you'd be better served by listing with an agent, we'll tell you that and point you in the right direction. What we care about most is that you end up in a better place than where you started. Getting a free cash offer costs you nothing and tells you exactly what your options are — so at minimum, you'll have more information than you did before you called. That's never a bad thing.
19. How do I get started?
Fill out the short form on this page or give us a call directly at (941) 400-0113. It takes about 60 seconds and commits you to absolutely nothing. We'll reach out within a few hours, have a real conversation about your situation, and let you know if we can help. If we can, you'll have a written cash offer in hand within 24–48 hours. If for any reason we're not the right fit, we'll tell you honestly and wish you well. Either way, you've got nothing to lose by finding out.
Written by Kitty Assenmacher Founder, American Hero Properties | Real Estate Investor | Serving Florida since 2021
Kitty has been in real estate since 2021 and has been investing in Florida properties ever since, founding American Hero Properties in July 2023 alongside her husband, Mat, a veteran and firefighter who dedicated his career to serving others. Together they built this company on one belief: every homeowner deserves a way out with dignity, fairness, and zero pressure.