What fire damage actually costs to fix
Most owners underestimate this. Fire damage is never just the burned room — heat warps framing above it, smoke penetrates drywall and ductwork throughout, and the water used to put the fire out causes its own damage below. Here's what restoration typically runs in the DFW area:
| Damage level | What it involves | Typical cost |
|---|---|---|
| Minor smoke & soot | Cleaning, sealing, repainting, duct cleaning | $3,000–$25,000 |
| Single-room burn | Demo, framing, electrical, drywall, finishes | $25,000–$75,000 |
| Structural damage | Roof trusses, load-bearing walls, engineering | $75,000–$150,000+ |
| Hidden costs | Water damage, mold, code upgrades, permits, 12–18 months of taxes & insurance while you rebuild | Adds 20–40% |
Repair and list — or sell as-is?
This is the real decision, and it's arithmetic, not emotion. Restoring first only wins if the after-repair value minus every cost of getting there beats a cash offer today. For most DFW fire losses, it doesn't — because you carry the property for a year while paying for the rebuild.
| Restore & list | Sell as-is for cash | |
|---|---|---|
| Timeline | 12–18 months | 7–30 days |
| Cash out of pocket | $25K–$150K+ | $0 |
| Insurance claim | Must resolve first | Sell before, during, or after |
| Carrying costs | Taxes, insurance, utilities, security for a vacant burn | None after closing |
| Certainty | Contractor bids, permits, buyer financing on a stigmatized property | Cash — no financing to fall through |
How selling as-is works with us
- Tell us about the fire. Address, roughly when it happened, whether the structure is standing. That's all we need to start.
- We assess and make a fair cash offer within 24 hours. Based on the property's current condition and the land value — not what it used to be worth.
- You pick the closing date. No cleanup. Leave whatever you want behind — smoke-damaged belongings included. We handle everything after closing.
Questions DFW owners ask after a fire
Do I have to finish my insurance claim before selling?
No. You can sell before the claim settles, while it's pending, or after payout. The claim and the sale are separate transactions — though how you handle the claim affects your net, so read our guide on this before you decide.
Is it legal to sell a burned house in Texas?
Completely legal, as long as the damage is disclosed. Texas requires a seller's disclosure of known defects — and when you sell to us, the fire is the whole point, not a surprise.
The house has been sitting vacant since the fire. Is that a problem?
No. Many fire-damaged homes sit vacant for months or years while owners figure out next steps. We buy vacant fire properties regardless of how long it's been — though the sooner you sell, the less you lose to taxes, vandalism risk, and code enforcement.
What if the city has already sent code violation notices?
Common, especially in Dallas and Fort Worth where enforcement is aggressive on fire-damaged structures. Accumulating fines get settled at closing — they don't stop the sale.
How do you know about fires in my area?
We track structure fire reports across 30+ DFW cities through public records — it's our specialty, not a side business. That's why our offers on fire-damaged properties are grounded in what these properties actually trade for, city by city.