Own a Home in the Shoals That You Need to Sell Quickly?
Yellowhammer Home Buyers is a licensed cash buying company that actively purchases homes in Muscle Shoals, Sheffield, Tuscumbia, Littleville, and throughout Colbert County. We’ve completed over 200 transactions across North Alabama since 2021—and the Shoals is one of our most active markets. Our Florence page covers Florence city limits and Lauderdale County; this page is for homeowners on the Colbert County side of the Shoals.
We’re Brandon Hardiman (Licensed Agent #000170383-1) and David Barnett (Licensed Broker #000110591-1 and U.S. Army Veteran). We operate out of Huntsville and travel to the Shoals regularly to evaluate and purchase properties. The drive across Highway 72 is one we make often—we know the Shoals area the way locals do, not the way out-of-state investors Google it.
Why this page exists: The Shoals is a unique market. Muscle Shoals, Sheffield, and Tuscumbia are three distinct cities that share borders and a music heritage, but have very different housing markets. A 1960s brick ranch in Sheffield sells differently than a similar home in Muscle Shoals, and both are different from a historic home near downtown Tuscumbia. We understand those differences because we’ve purchased properties in all three cities. Learn how selling to a real estate investor works in Alabama.
📍 Our office: 606 Rison Ave NE, Huntsville, AL 35801 (about 75 minutes via Highway 72 — we drive out for every property)
📞 Call or text: (256) 795-3014
⏰ Available: 7 days a week, including evenings
Why Shoals Homeowners Choose Us Over Other Cash Buyers
The Shoals area gets its share of “we buy houses” postcards and bandit signs. Here’s what separates a licensed buying company from the rest. Understand all the costs of selling a house in Alabama before you decide.
Licensed Professionals, Not Unlicensed Flippers
Brandon holds Alabama Real Estate License #000170383-1 and David holds Broker License #000110591-1, both brokered by Elevate RE LLC and regulated by the Alabama Real Estate Commission. We carry errors and omissions insurance, follow professional ethics standards, and can help you explore listing on the open market if that’s a better fit. Most people taping “We Buy Houses” flyers to gas station windows in Muscle Shoals are unlicensed and unaccountable.
We Understand the Tri-Cities Market
Muscle Shoals, Sheffield, and Tuscumbia share a school system and a cultural identity, but their housing markets are distinct. Muscle Shoals has more newer construction and slightly higher values. Sheffield has a mix of historic and mid-century homes with values that vary block to block. Tuscumbia’s downtown historic district commands premiums when renovated but needs substantial investment in its current condition. Littleville and southern Colbert County are rural with larger lots and lower values. We pull sold comps specific to each city—not generic “Shoals area averages”—so our offers reflect what your home is actually worth in your specific market.
No Fees, No Commissions, No Closing Costs
Our offer amount is your check amount. We cover title company fees, recording fees, transfer taxes—everything. In a market where the median home in Sheffield or Tuscumbia might sell for $100,000-$160,000, a 6% agent commission ($6,000-$9,600) plus months of mortgage payments while waiting for a buyer represents a serious hit to your bottom line. With us, you keep every dollar of the offer.
We Navigate Title and Probate Complications
The Shoals has a high percentage of generational properties—homes that have been in families for decades, sometimes passed down informally. We’ve navigated unclear titles, family property disputes, inherited homes stuck in Colbert County probate, mechanic’s liens, and back taxes owed to Colbert County. In Keith’s recent sale, we arranged a mobile notary so he could sign on his own schedule without any added stress—that’s the level of flexibility we bring to every deal.
Any Condition—From Minor Updates to Major Damage
Foundation cracks from the clay soil that runs throughout the Shoals. Roofs with storm damage from North Alabama’s severe weather. HVAC systems that haven’t worked in years. Homes damaged by Tennessee River flooding. Properties near Wilson Lake or Pickwick with water-related issues. We purchase homes in every condition and handle all repairs ourselves after closing. Keith’s property needed foundation work—we factored it into our offer and never asked him to fix a thing.
Your Timeline, Not Ours
Facing a deadline? We’ve closed in as few as 7 days. Need time to find your next place? We’ll wait 60 or 90 days. Keith’s deal closed in just 3 weeks, and we sent a mobile notary to make signing convenient. You pick the date, and we build the entire transaction around your schedule. Going through a divorce? We can coordinate with both parties and attorneys to keep the process smooth.
Our Process—Simple, Transparent, Built Around You
Whether your property is in a Muscle Shoals subdivision, a Sheffield neighborhood near the river, or on rural acreage outside Littleville—same straightforward process every time:
Tell Us About Your Property
Call or text (256) 795-3014 or submit the form below. Share the address and your situation—takes about 5 minutes.
We Drive Out to See It
We’ll schedule a walkthrough within 24-48 hours. Quick 15-20 minute visit. No cleaning or staging needed.
Get a Written Cash Offer
Within 24 hours you’ll have a written offer with a clear breakdown of our numbers. No games, no pressure.
Pick Your Closing Date
Accept the offer, choose your date—as fast as 7 days, as far out as 90. We cover every closing cost.
Watch Brandon explain the full process:
A Real Home in North Alabama We Purchased
Every transaction we handle follows the same principle—make a fair offer, be transparent about our numbers, and close on the seller’s schedule. Here’s a recent example from North Alabama:
Keith’s Story: Not Enough Equity for Repairs, Needed a Way Out
The Situation: Keith owned a North Alabama home that needed significant foundation work—the kind of repair that scares off every traditional buyer and makes financing nearly impossible. On top of the structural issues, Keith didn’t have enough equity in the property to cover the repair costs and still come out ahead on a traditional sale. He’d tried to sell it himself, but without fixing the foundation first, no buyer would commit. He was stuck in a loop: couldn’t sell without repairing, couldn’t afford to repair without selling.
The Challenge: Foundation repair in North Alabama typically runs $15,000-$40,000 depending on the scope of the work. When a homeowner doesn’t have that cash available—and the home’s current equity won’t cover it—the traditional path to selling is essentially blocked. Listing on the MLS with known foundation issues means months of sitting with no offers, or offers so low they don’t cover the remaining mortgage. Keith needed a buyer who understood the real costs and could move quickly.
Our Solution: We evaluated Keith’s property, assessed the foundation work needed using our contractor network, and made a cash offer that accounted for the repairs while still getting Keith out of his situation cleanly. We handled all the paperwork and coordinated closing through a local title company. To make things even easier, we arranged a mobile notary so Keith could sign on his own schedule without having to travel to an office. We closed in 3 weeks from the day we agreed on a price.
The Result: Keith walked away free of a property he couldn’t sell, with no more mortgage obligations and no repair bills hanging over his head. The exact kind of straightforward solution we offer homeowners every month in the Shoals area—whether you’re in Muscle Shoals, Sheffield, Tuscumbia, or anywhere in Colbert County.
Own a property in the Shoals area? Call or text (256) 795-3014 for a no-obligation cash offer. We also buy in Florence, Huntsville, Decatur, Athens, and throughout our service areas.
Colbert County Communities Where We Buy Houses
Our Florence page covers Florence and Lauderdale County. This page covers the Colbert County side of the Shoals—Muscle Shoals, Sheffield, Tuscumbia, Littleville, and the surrounding rural areas.
Communities where we actively purchase:
Muscle Shoals (35661, 35662)
Muscle Shoals is the largest city in Colbert County with approximately 16,000 residents, famous worldwide for its music recording studios and the “Muscle Shoals Sound.” The city sits along the south bank of the Tennessee River and has seen steady growth along Highway 72 and Avalon Avenue. Housing ranges from established 1960s-1980s neighborhoods near Woodward Avenue to newer 2000s-2010s construction off Florence Boulevard. Common repair issues: HVAC systems reaching end-of-life ($8,000-$14,000 replacement), aging roofs on 1990s homes ($7,000-$16,000), foundation settling on the river basin clay soil ($12,000-$35,000), and water-related issues on properties near Wilson Lake or the Tennessee River. Muscle Shoals has the strongest buyer pool in Colbert County, but homes needing $30,000+ in work still sit on the market for months.
Sheffield (35660)
Sheffield sits directly across the Tennessee River from Florence, connected by the O’Neal Bridge. With a population around 9,000, Sheffield has a rich industrial heritage tied to the Tennessee Valley Authority and the original Wilson Dam construction. The housing market is bifurcated—properties along Montgomery Avenue and the river bluffs can carry premium values, while the older neighborhoods south of town have homes from the 1940s-1960s that often need complete system overhauls. Sheffield values tend to be lower than Muscle Shoals for comparable properties, creating a tighter margin when repairs are needed. Electrical panel upgrades ($3,000-$8,000), complete plumbing replacement ($8,000-$18,000), and foundation stabilization ($15,000-$40,000) are common in Sheffield’s older housing stock. We purchase Sheffield properties in any condition and any neighborhood.
Tuscumbia (35674)
Tuscumbia is the county seat of Colbert County and home to approximately 8,500 residents. Known as the birthplace of Helen Keller, Tuscumbia features a historic downtown with Spring Park and Ivy Green as cultural anchors. The city’s housing stock is among the oldest in the Shoals—many properties near downtown date to the early 1900s and need extensive modernization. Historic homes along North Main Street and the surrounding streets can be charming but require significant investment: original knob-and-tube wiring replacement ($8,000-$15,000), cast iron plumbing failures ($10,000-$18,000), HVAC installation in homes that never had central air ($10,000-$14,000), and foundation work on century-old structures ($15,000-$50,000). We purchase Tuscumbia properties from historic homes to newer construction, in any condition.
Littleville (35654)
Littleville is a small town in southern Colbert County along Highway 43, with a population of approximately 1,000. The surrounding area is predominantly rural with a mix of small-town residential properties and homes on acreage. Housing includes older homes from the 1950s-1970s, manufactured housing, and rural properties on private land. Like other small North Alabama towns, Littleville properties face a very limited buyer pool—especially for homes needing significant work. Many properties have well water and septic systems rather than municipal utilities, creating financing obstacles for conventional buyers. We buy mobile homes and manufactured homes throughout southern Colbert County regardless of age, condition, or title situation.
Cherokee, Leighton & Rural Colbert County (35616, 35646)
Cherokee and Leighton are small communities in eastern Colbert County between Tuscumbia and the Lawrence County line. The surrounding unincorporated areas include properties along Highway 20, Highway 72 Alternate, and a network of county roads connecting to the Tennessee River. These rural areas feature a mix of older homes, manufactured housing, agricultural properties, and homes along the river or near TVA reservoirs. The buyer pool outside the Tri-Cities is minimal—homes that need work can sit for months without a showing. We purchase properties throughout all of Colbert County, including rural homes on septic and well water, properties with unclear title, and homes on county roads that other buyers won’t drive out to see.
Get a No-Obligation Cash Offer on Your Shoals Area Property
Muscle Shoals, Sheffield, Tuscumbia, Littleville—wherever your property is in Colbert County, fill out the form below and we’ll respond within 24 hours.
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What Makes Selling in Colbert County Uniquely Difficult
Selling a home in the Tri-Cities or rural Colbert County comes with obstacles you don’t face in larger markets. Here’s the reality—and how we solve each one.
The TVA Heritage Home Problem:
Sheffield and parts of Muscle Shoals were built to house workers during the TVA dam construction era of the 1930s-1950s. These homes have character but also have 70-90 year old bones—original electrical systems that are fire hazards, cast iron plumbing that’s corroded through, foundations that have settled and cracked over decades, and no central HVAC (many had only floor furnaces or window units). Modernizing a TVA-era home to today’s standards can easily cost $50,000-$80,000. At a typical Sheffield sale price of $80,000-$130,000, that math doesn’t work for most buyers or investors. We understand the real costs of renovating these historic homes and factor them into fair offers.
The Three-City Appraisal Confusion:
Muscle Shoals, Sheffield, and Tuscumbia sit so close together that GPS puts you in a different city every few minutes. But appraisers know the boundaries matter—a home at one end of a street in Sheffield might comp against very different sales than an identical home a half-mile away in Muscle Shoals. Agents from outside the area often misprice properties by pulling comps across city lines. We use hyperlocal sold data from within each city to calculate our offers, which is why our numbers are realistic rather than inflated or lowballed.
River Properties and Flood Zone Complications:
The Tennessee River runs through the heart of the Shoals, and Wilson Lake backs up behind Wilson Dam through parts of Muscle Shoals and Sheffield. Properties near the river or lake face flood zone designations that require expensive flood insurance ($2,000-$5,000+ annually), which dramatically shrinks the buyer pool. Some properties have sustained water damage from past flooding events that was never properly remediated. We buy river and lake properties regardless of flood zone designation, water damage history, or insurance complications.
Generational Properties with No Clear Title:
The Shoals has deep roots—families have been here for generations, and properties have been passed down informally through handshake agreements, quit-claim deeds between family members, and sometimes no legal transfer at all. When it comes time to sell, the title search reveals problems: multiple heirs with claims, missing documentation, unrecorded deeds, or properties still in a deceased owner’s name. These title issues make traditional sales impossible until they’re resolved—which can take months or years through Colbert County probate court. We purchase inherited and probate properties and work with local attorneys to resolve title complications as part of our process.
The Equity Trap—When Repairs Cost More Than You Have:
This is exactly what Keith faced—and it’s common throughout the Shoals. A homeowner needs $20,000-$40,000 in repairs to make their home sellable, but they only have $30,000-$50,000 in equity. Putting the repair money in doesn’t guarantee a sale at full price, and taking out a loan against the property (if even possible) just adds more debt. The result is paralysis—you can’t sell, you can’t fix, and the home deteriorates further every month. Our cash purchase breaks that cycle. We buy the property as-is, you walk away clean, and we take on the renovation risk ourselves.
Our Offer Formula—Completely Transparent
No mystery. No bait-and-switch. Here’s the exact math behind every offer we make:
[Your Offer] = [ARV] − [Repair Cost] − [Selling Cost] − [Our Profit]
After Repair Value (ARV) — What your home would sell for fully renovated
We pull actual recent sold comps from within your specific city. A renovated 3-bedroom in Muscle Shoals sells for a different price than the same house in Sheffield or Tuscumbia. We never use Zillow estimates or county tax assessments—we use MLS sold data from your specific neighborhood and adjust for lot size, condition, and location.
Repair Costs — What it actually costs using our contractor network
Real numbers from contractors we’ve used across 200+ renovations in North Alabama. Shoals-area ranges: HVAC replacement ($8,000-$14,000), roof replacement ($7,000-$16,000), foundation repair ($12,000-$50,000), full kitchen remodel ($12,000-$30,000), plumbing overhaul ($8,000-$18,000), electrical rewiring ($8,000-$15,000). Older Sheffield and Tuscumbia homes often require higher repair budgets due to age and scope of needed modernization.
Selling Costs (~10% of ARV) — Agent commissions, closing costs, holding costs
After renovation, we pay agent commissions (6%), buyer’s closing costs (2%), and holding costs during renovation and marketing (2%). The Shoals market typically has longer days-on-market than Huntsville or Decatur, so holding costs can run higher. We account for that reality in our numbers.
Our Profit (~20% of ARV) — Covers the risk we take on every purchase
This covers unexpected repair costs (very common in older Shoals homes where surprises hide behind every wall), extended resale timelines in a smaller market, our capital investment, and the operational costs of managing renovations from Huntsville. We’re transparent about this because sellers deserve the full picture.
Example: 1,400 sq ft home in Sheffield needing foundation and HVAC:
- ARV (comparable Sheffield sales): $140,000
- Repair costs: $35,000 (foundation $20k, HVAC $12k, cosmetic $3k)
- Selling costs: $14,000 (10% of ARV)
- Our profit: $28,000 (20% of ARV)
- Your Cash Offer: $63,000
You receive $63,000 cash with zero repairs, zero fees, and close whenever you choose.
Compare to Traditional Sale: If you invested $35,000 in repairs and sold through an agent for $140,000: repairs -$35,000, agent commission -$8,400 (6%), closing costs -$2,800, holding costs during 4-8 month repair and sale -$4,000. Net to you: ~$89,800.
That’s $26,800 more, but requires $35,000 cash upfront, months managing contractors in the Shoals from wherever you live, and no guarantee of a buyer in a market with longer days-on-market. Our offer puts certain money in your hands today.
Meet the Team Behind Every Purchase
When you call us, you're talking to the actual owners—not a call center, not a middleman, not an answering service. We personally evaluate every property and handle every transaction.
Brandon Hardiman
Licensed Real Estate Agent
Alabama License #000170383-1
Brokered by Elevate RE LLC
About Brandon
I spent over a decade as an engineer before moving into real estate full-time, and that background shapes how I evaluate every property. When I walk through a home in Sheffield with cracked foundation walls and a 40-year-old electrical system, I'm calculating real repair costs based on structural understanding—not guessing. I make the drive to the Shoals regularly because I believe you can't make a fair offer on a home you haven't physically inspected. Our offers on Muscle Shoals, Sheffield, and Tuscumbia properties reflect actual market conditions and actual repair costs, not generic formulas applied from a distance.
David Barnett
Licensed Real Estate Broker & U.S. Army Veteran
Alabama License #000110591-1
Brokered by Elevate RE LLC
About David
I've been licensed since 2014 with over 400 career transactions and manage all renovation work on our purchases. In the Shoals, renovation management is especially important because the older housing stock in Sheffield and Tuscumbia often reveals hidden problems once work begins—deteriorated subfloor under old carpet, termite damage behind plaster walls, galvanized plumbing that crumbles when you touch it. Managing those surprises is my responsibility, not yours. When we quote repair costs in our offer, we've built in realistic budgets based on hundreds of renovations across North Alabama—including properties with the same TVA-era construction common in the Shoals.
What our licenses mean for you: Unlike most "we buy houses" operators, we're regulated by the Alabama Real Estate Commission, carry professional insurance, and have a legal obligation to treat you fairly. If selling to us doesn't make sense for your situation, we'll be upfront about that—and we can help you explore listing on the open market instead.
"Great experience working with Brandon and David. They were very transparent throughout the entire process and made selling my property stress-free. Highly recommend!" —Keith Devey
[Read Keith's Full Review On Google→]
Frequently Asked Questions — Shoals Area & Colbert County
You're based in Huntsville—do you really buy houses in the Shoals?
Yes. We make the drive across Highway 72 regularly and have purchased multiple properties in Muscle Shoals, Sheffield, Tuscumbia, and the surrounding area. We physically inspect every property we buy—we don't make offers sight-unseen or rely on satellite images. The Shoals is one of our most active markets outside of the Huntsville metro area.
What's the difference between this page and your Florence page?
Our Florence page covers properties within Florence city limits and Lauderdale County. This page covers the Colbert County side of the Shoals—Muscle Shoals, Sheffield, Tuscumbia, Littleville, Cherokee, Leighton, and the rural areas throughout Colbert County. If your property is in Florence, use our Florence page. If it's anywhere in Colbert County, this is the right page.
My house has foundation problems. Can you still buy it?
Absolutely—this is one of our most common purchases in the Shoals area. Foundation issues from Alabama clay soil affect homes throughout Muscle Shoals, Sheffield, and Tuscumbia. Repair costs range from $12,000-$50,000 depending on the scope. Keith's property had significant foundation work needed and we bought it as-is, closed in 3 weeks, and handled all repairs ourselves. Foundation problems don't scare us—they're part of our business.
How quickly can you close?
As fast as 7-10 days for urgent situations. Keith's deal closed in 3 weeks including all paperwork and a mobile notary. Standard purchases typically close in 14-21 days. If you need more time—60 or 90 days—we work on your schedule, not ours. You choose the closing date.
Are there any fees or costs I need to pay?
None. Zero fees, zero commissions, zero closing costs. The offer amount is your check amount. We pay for everything—title work, recording fees, transfer taxes, closing costs. No deductions, no surprises at the closing table.
I inherited a house in Tuscumbia and live in another state. What do I do?
This is extremely common in the Shoals—families who grew up here but moved away for work. You don't need to visit the property, clean it out, or make any repairs. We handle everything: property evaluation, probate coordination with Colbert County courts if needed, cleanout, and closing. We can arrange mobile notary services so you can sign from wherever you are, just like we did for Keith.
Are you licensed to buy real estate in Alabama?
Yes. Brandon Hardiman holds Alabama Real Estate License #000170383-1 (agent) and David Barnett holds License #000110591-1 (broker), both brokered by Elevate RE LLC. We're BBB A+ rated with zero complaints, carry 50+ verified five-star Google reviews, and are members of the Huntsville/Madison County Chamber of Commerce.
Do you buy mobile homes and manufactured homes in Colbert County?
Yes. There are manufactured homes throughout Littleville, rural Colbert County, and even within Muscle Shoals and Sheffield. Many can't be financed conventionally because of age, foundation type, or HUD classification. We buy mobile and manufactured homes on private land regardless of age, condition, or title complications. We handle the issues that make these properties impossible to sell through traditional channels.
We are reputable home buyers in the Shoals area
- ✅ Licensed Alabama Real Estate Professionals (Agent + Broker)
- ✅ A+ BBB Rating — Zero Complaints
- ✅ 50+ Verified Five-Star Google Reviews
- ✅ Veteran-Owned & Operated (U.S. Army)
- ✅ 200+ Successful Transactions Since 2021
- ✅ Huntsville/Madison County Chamber of Commerce Members
- ✅ Active Buyers Throughout Colbert County & the Shoals
Ready to Sell Your Shoals Area Property?
Call or text: (256) 795-3014
Or fill out the form below:
No obligation. No pressure. Fair cash offer within 24 hours.
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What Happens Next:
- Quick conversation about your property and what you're looking to accomplish
- We drive to the Shoals within 24-48 hours to see it in person
- Written cash offer within 24 hours with a transparent cost breakdown
- Your decision — accept, compare, or walk away with zero pressure
- If you accept, pick your date and we handle everything through closing
No pressure. No obligation. Just honest help for homeowners in Muscle Shoals, Sheffield, Tuscumbia, Littleville, and throughout Colbert County.
About the Colbert County & Shoals Area
The communities on this page—Muscle Shoals, Sheffield, Tuscumbia, Littleville, Cherokee, Leighton, and the surrounding rural areas—make up Colbert County, one half of the region known as "the Shoals." Florence and Lauderdale County form the other half (covered on our Florence page). Together, these communities create a unique market tied to the Tennessee River, the Tennessee Valley Authority, and a music heritage that put Muscle Shoals on the world map.
Quick Facts:
- Colbert County population: ~55,000
- County seat: Tuscumbia
- Largest city: Muscle Shoals (~16,000)
- Other cities: Sheffield (~9,000), Tuscumbia (~8,500), Littleville (~1,000)
- Median home values: $85,000-$180,000 depending on city, neighborhood, and condition
- Economy: TVA/utilities, healthcare (Shoals Hospital, Helen Keller Hospital), manufacturing, University of North Alabama spillover, music tourism
- Key zip codes: 35661/35662 (Muscle Shoals), 35660 (Sheffield), 35674 (Tuscumbia), 35654 (Littleville)
Housing in Colbert County ranges from TVA-era workers' homes built in the 1930s-1950s to mid-century brick ranches, established 1970s-1990s subdivisions, and newer construction along the Highway 72 corridor in Muscle Shoals. The oldest homes in Sheffield and Tuscumbia need comprehensive modernization—electrical, plumbing, HVAC, foundation—that can total $50,000-$80,000. The Tennessee River and Wilson Lake add flood zone complications for properties near the water. Rural areas south of the Tri-Cities feature manufactured homes, properties on well and septic, and a very limited buyer pool.
Service Area Note: This page covers Colbert County communities. For properties in Florence and Lauderdale County, please see our Florence page. We also serve Huntsville, Madison, Decatur, Athens, and all of our service areas across Alabama.