We primarily serve homeowners across Southwestern Ontario, including Stratford, Kitchener-Waterloo, London, Woodstock, and surrounding areas. We have helped sellers in Oxford Couny, Perth County, Norfolk County, Brant County, Waterloo Regiona, Middelsex county and Elgin County. If you're outside of this region, reach out — we may still be able to help or connect you with a trusted partner.

If you are looking for only a private offer, we specialize in purchasing properties where we can unlock potential and add value through our expert renovation and design team. Some homes might just need a fresh coat of paint and fixtures, while others require more extensive renovations or structural work. We look for opportunities where our team can breathe new life into a property — and take that burden off the seller.

Because that’s where we can bring the most value to sellers. At our core, we’re renovation specialists—we know how to transform properties that need work. In fact, we prefer homes that need repairs or updates, because that’s where we can add the most value. For homeowners, that means you don’t have to take on costly renovations, deal with contractors, or wonder if buyers will see past the flaws. We handle the improvements ourselves, so you can move on quickly and confidently. By taking on the work, we unlock the hidden potential in your property and make the process simple, stress-free, and fair.

Absolutely. In addition to working with homeowners, our investor buyers also purchase rental properties directly from landlords. Whether it’s a duplex, triplex, or multi-unit building, we handle everything after closing — including tenant communication. You can sell as-is, with tenants in place, and move on without the stress.

We help homeowners in all kinds of situations and if your situation is unique — you're in the right place. Needing a fast or flexible closing Dealing with estate sales or inherited homes Looking to avoid open houses and staging Managing rental or problem properties Navigating separation, downsizing, or relocation Choosing to keep the sale private from neighbours, friends, or family

Because we work directly with qualified buyers and investors — including our own renovation arm — we can make fair, no-obligation offers within 24 hours. These can be cash or conditional, with flexible terms based on your needs.

Simple Sale Homes is not a real estate brokerage. Ryan Bastian is a licensed Real Estate Salesperson with Century 21 Heritage House Ltd., one of Ontario’s most trusted brokerages. Through Simple Sale Homes, which operates separately from the brokerage, Ryan and his team may act as a direct buyer where they use use their private capital to buy, renovate, and re-imagine properties using in-house renovation expertise. This allows sellers to explore all of their selling options. When acting as a buyer through Simple Sale Homes, Ryan is not representing the seller. Sellers always have the choice to: Sell directly and privately to Simple Sale Homes, or List their property on the open market on MLS with a real estate agent Both options are always clearly explained so sellers can make a fully informed decision based on what best suits their situation.

Selling directly or off-market is still a newer concept in Canada. Most people think their only option is a traditional MLS listing with open houses and staging — but that’s not the case. Private and semi-private sales are safe, legal, and often save time, energy, and fees. We’re here to help you explore what’s possible.

We don’t show up with a sales pitch — we show up with options. Whether it’s a direct offer, a non-listed strategy, or an MLS listing, we tailor our approach to your goals and comfort level. With experience in real estate, renovations, and investing, we bring creative, value-driven solutions to the table. We’re here to serve, not sell — and that’s what makes us different.

Yes. While MLS can sometimes bring in top dollar, it also comes with costs, time, and uncertainty. We help sellers weigh speed, convenience, and their specific goals — and in many cases, a private or semi-private sale still results in a fair outcome without the extra hassle.

Nope. If you choose a private or investor-based sale, you can sell your home exactly as it is — no cleaning, no staging, no showings. We take care of all that after the sale.

No. Our evaluations and offers are completely free and come with zero obligation.

Yes — and it’s often better to act early. We’re experienced in working with homeowners facing financial stress and can help you explore solutions, including fast closings and flexible possession dates to protect your equity.

Yes — and we’ll recommend great ones if needed. All real estate transactions in Ontario require a lawyer to close, whether it's private or on MLS. We make sure everything is done properly, legally, and with your interests protected.