Sell Your House Fast in Bradford, Ontario — Holland Marsh Cash Offer in 24 Hours, As-Is
Tired Summerlyn and Bridgeport rentals, foundation-issue Old Bradford heritage homes, Greenpark and Marshview family properties, and Holland Marsh agricultural acreages out toward Bond Head and Newton Robinson — Canadian Home Buyers makes a cash offer on Bradford-area properties in 24 hours, no commissions. We buy as-is, on your timeline, and close in as little as 7 days through a licensed Ontario real estate lawyer.
Common Situations
Why Bradford Homeowners Sell Direct
Bradford's seller mix is genuinely different from Newmarket or Aurora. Because the town blends a substantial GTA-priced-out commuter pool that bought across Summerlyn and Greenpark in the 2018-2022 wave, an aging Old Bradford heritage-home owner segment with adult children long since moved to Toronto or out west, a tired-landlord pool of GTA investors who bought across Bridgeport and Summerlyn looking for affordable south-Simcoe yields, and a wide rural Holland Marsh and Bond Head ring of agricultural acreages that residential lenders won't underwrite, the seller scenarios concentrate in patterns the rest of York Region doesn't share. Six recurring reasons Bradford homeowners reach out:
Out-of-province executors selling a parent's home. Long-held family homes in Old Bradford, the downtown Holland Street corridor, Bridgeport, and the Bond Head heritage hamlet inherited by adult children based in Toronto, BC, or Alberta who can't manage a Bradford West Gwillimbury property remotely while working through Ontario probate. More on inherited property sales →
Tired landlords / GTA-investor exits. Single-family rentals and basement-suite properties bought across Summerlyn, Bridgeport, and Greenpark during the 2018-2022 boom by GTA investors looking for affordable south-Simcoe yields — many now exhausted by tenant turnover, rent arrears, N4 / N12 / N13 disputes, and Landlord and Tenant Board hearings now routinely months out. More on selling a tenanted rental →
Divorce or separation requiring a clean sale. Matrimonial homes in Summerlyn, Greenpark, and Marshview where both spouses need a fast, certainty-led close so net proceeds can be split through the family lawyer rather than waiting on 90+ days of MLS showings. More on divorce sales →
Tried MLS, didn't work. Listing pulled or expired after months of showings — often an Old Bradford heritage home with deferred maintenance, an executive property in a thin local upper-tier market, a Holland Marsh agricultural acreage outside the residential lender pool, or a condo with assessment or reserve-fund issues. More on selling after MLS →
Power of sale (Ontario). Notice of Sale under Mortgage already served, the 35-day redemption window running, lender ready to take the home to court-ordered sale — particularly common after the 2024-2026 wave of fixed-rate renewals jumped from 2.5% to 5%+ on Bradford's higher-priced 2020-era purchases. More on power-of-sale exits →
Major repairs or non-conforming systems on rural acreages. Rural Holland Marsh and Bond Head properties with foundation movement, well and septic complications, propane heating, oil tanks, knob-and-tube wiring in 1900s farmhouses, asbestos vermiculite, agricultural-zoning, drainage-board, or muck-soil settlement issues that stop residential mortgages cold. More on selling homes needing major repairs →
Senior downsizing — too much house to maintain. Longtime Bradford homeowners ready to step out of stairs, snow removal, yard work, and the deferred-repair scope on a home that's outlived their physical capacity — often coordinating the sale with a move to a retirement community, assisted living, long-term care, or a smaller condo. Adult children frequently handle the sale on a parent's behalf with a power of attorney. More on selling under health, medical, or downsizing circumstances →
Out-of-town owner with a vacant Bradford property. Properties where the owner has moved provinces or out of country, leaving a Bradford home empty across Old Bradford or the surrounding area — no one local to coordinate repairs, snow removal, lawn maintenance, or tenant placement. A cash sale handled remotely closes through a licensed Ontario real estate lawyer with documents signed by notary or video commissioning. More on selling a vacant home →
If your situation isn't on this list, it doesn't mean help isn't available. Most Bradford homeowners think their situation is unusual. It almost never is.
Sound like your situation? Submit your Bradford property today.
Get Cash Offer NowService Area
Bradford Neighbourhoods We Buy In
Houses, condos, townhouses, duplexes, and rental properties — across the entire City of Bradford and surrounding communities. Top neighbourhoods linked below for quick access; the full list is comprehensive.
Old Bradford / Downtown / Holland Street corridor
Old Bradford · Downtown Bradford · Holland Street corridor · John Street area · properties along Barrie Street · Toronto Street · early-1900s brick semis north of Holland Street · BWG Public Library-area properties · older walk-ups along Simcoe Road
Summerlyn / Greenpark (newer family corridors)
Summerlyn · Summerlyn Village · Greenpark · Imagine Towns · properties along 8th Line · Britnell Court area · 2010s-onward subdivisions · newer Summerlyn family builds · Magnani Court corridor
Bridgeport / Marshview / Bradford South
Bridgeport · Marshview · Bradford South · Hawkins Glen · properties along Holland Marsh-edge corridor · Toronto Street South · 1990s and 2000s family homes off Highway 11 · Yongehurst Drive area
Bond Head / Newton Robinson (rural BWG hamlets)
Bond Head · Newton Robinson · 8th Concession area · Highway 27 North corridor · Bond Head heritage village properties · Newton Robinson hamlet homes · rural BWG acreages · Sideroad 5-area properties
Holland Marsh acreages and surrounding communities
Holland Marsh · Cookstown · Tottenham · East Gwillimbury · Innisfil · Newmarket · Aurora · Toronto · Richmond Hill · Cash offers extend across Holland Marsh muck-soil agricultural acreages, the smaller hamlets ringing Bradford, and rural south-Simcoe properties
If your property is anywhere in the Bradford Metropolitan Region, request a cash offer and a offer comes back within 24 business hours.
The Math
Why Selling to a Cash Buyer Makes Sense in Bradford
The dollar-cost math on a Bradford sale plays out differently than in Newmarket or Aurora because the price segmentation is wider — entry-level under $850,000 in Bridgeport, family homes in the $950K-$1.1M range across Summerlyn and Greenpark, executive Old Bradford heritage homes and rural Holland Marsh acreages past $1.3M-$1.8M+ — and the smaller south-Simcoe-specific buyer pool means properties outside the move-up sweet spot sit longer than equivalent homes in Newmarket or Richmond Hill.
Take a typical Bradford detached home sale at $1.0M, roughly the current detached average. Ontario commissions of 4-6% plus HST produce roughly $45,200-$67,800 in commission cost — split between listing and buyer-side agents. On an Old Bradford heritage home or executive Holland Marsh-edge sale at $1.4M, commissions run $63,280-$94,920 with HST. Add staging, which on a Bradford family home typically runs $5,000-$20,000 depending on whether you're refreshing paint and decluttering or doing furniture rental for empty units. Add pre-listing inspections, minor repair scope flagged on inspection — Old Bradford heritage homes routinely surface deferred-maintenance flags that scope into five-figure repair conversations — and professional photography that captures the property at its best for the regional buyer pool.
Then carrying costs. Average days-on-market in Bradford is currently stretching well past 30-60 days for anything not in the entry-level sweet spot, with executive homes above $1.3M, Old Bradford heritage properties needing repair, and rural Holland Marsh agricultural acreages often sitting 90-180 days or longer. Mortgage interest, Town of Bradford West Gwillimbury property tax, utilities (Alectra Utilities / Hydro One), insurance, snow removal, and lawn maintenance over an average sale window typically add another $5,500-$11,000. Deals that fall through on financing or post-inspection negotiation push that timeline well past 6 months.
A direct cash sale trades the higher MLS gross for certainty and zero out-of-pocket exposure. No commissions because no agents are involved. No staging because the property sells in current condition. No carrying costs through a drawn-out marketing period. No reliance on conventional residential financing approval, which matters more for older Old Bradford heritage homes with non-conforming systems, rural Holland Marsh muck-soil agricultural acreages with septic-and-well complications, and condos with assessment issues than retail Realtors usually mention. Closing happens through a licensed Ontario real estate lawyer in a typical 7 to 15 days. For sellers in the right situation, MLS through a brokerage with south-Simcoe-area experience will still produce a stronger final number — that's just true. For sellers facing a power-of-sale deadline, an out-of-province executor timeline, a tired-landlord exit, or a property condition residential lenders won't underwrite, the trade-off is certainty, speed, and zero hassle. A cash buyer is not the right answer for everyone. It's the right answer for some.
The Math, Side by Side
MLS Listing vs Bradford Cash Sale
| MLS Listing | Cash Sale | |
|---|---|---|
| Commissions | 4-6% + HST of sales price | $0 |
| Staging | $5,000–$20,000 | $0 |
| Major repairs | $100,000+ on homes needing work | $0 — sold as-is |
| Carrying costs | $5,500–$11,000 over 90+ days | $0 |
| Time to close | 60–180 days | 7–15 days |
| As-is sale | Conditional on repairs and financing | 100% as-is |
Commission, staging, and carrying figures are pulled from Bradford comparable sales and the market data discussed above.
Pricing
How Much Is My Bradford House Worth in a Cash Sale?
Cash offers in Bradford are anchored to ARV — the After Repair Value. ARV is what the home would sell for on MLS, in renovated condition, in today's market. Pulled from comparable sales in your specific Bradford neighbourhood, adjusted for square footage, lot size, finish level, and the property's positioning relative to schools, the Bradford GO station, the Highway 400 corridor, and the Holland Marsh. From that number, an experienced cash buyer subtracts:
Cost of repairs and renovations — what it actually takes to bring the property to retail-ready condition for the Bradford buyer pool, accounting for Old Bradford heritage-home considerations, the GTA-commuter finish expectations in Summerlyn and Greenpark, and the deferred-maintenance patterns common across pre-1980 builds.
Holding costs during ownership — mortgage carrying, Town of Bradford West Gwillimbury property tax, utilities, insurance, snow removal, and security through the renovation window.
Selling costs — Realtor commissions on the resale, closing costs, marketing, and staging when the renovated home eventually returns to MLS.
Target margin — the return required to make the project worth doing.
Two things push offers higher: solid condition (recent furnace, no foundation movement, roof has remaining life, kitchen and baths recently updated, modern electrical panel and copper plumbing) and a strong-demand neighbourhood like Summerlyn, Greenpark, Marshview, or newer Bradford South family corridors where ARV comparables anchor at higher price points. Two things push offers lower: significant repair scope (foundation underpinning on heritage farmhouses, electrical service upgrade from 60-amp to 200-amp, full kitchen and primary-bath renovation, asbestos abatement on pre-1990 vermiculite, oil-tank decommissioning, well-and-septic remediation on rural Holland Marsh and Bond Head acreages, muck-soil settlement repairs on Holland Marsh-edge properties) and title issues (drainage-board easements common on Holland Marsh agricultural properties, agricultural-zoning complications, conservation-authority easements, builder's liens, probate not yet granted).
You get a written breakdown showing each of those four numbers — not just a final figure. If the math doesn't work for you, walk away. Zero pressure.
Process
How It Works in Bradford
Tell Us About Your Property
Fill out the form or call us. Takes 2 minutes. We ask a few questions about the property and your situation. Zero pressure.
Get a Fair Cash Offer in 24 Hours
We pull comparable sales, factor in condition and Bradford-specific market dynamics, and send you a clear, cash offer within 24 hours.
Close on Your Timeline — As Fast as 7 Days
Pick the closing date that works for you. We close through a licensed Ontario real estate lawyer. Cash wired directly to your account.
Quick Submit
Ready to start? Get your offer in 24 hours.
Specialty Cases
Bradford-Specific Situations We Handle
I inherited a Bradford home but I live in Toronto, BC, or Alberta — how does this work?
Inherited properties in Old Bradford, the downtown Holland Street corridor, Bridgeport, and the Bond Head heritage hamlet are some of the most common cash sales here. Many original Bradford homeowners — particularly the families who anchored the community through the pre-GO-line era from the 1960s through the 1990s, and the heritage-home owners across Old Bradford and Bond Head — have adult children who left south Simcoe County for Toronto, BC, or Alberta decades ago. Ontario probate runs through the Superior Court of Justice — a Certificate of Appointment of Estate Trustee typically issues in 6 to 16 weeks once the application is filed. A cash sale can be lined up to close shortly after the Certificate is issued. Documents get signed remotely through an Ontario real estate lawyer with video commissioning or a local notary. No need to drive to Bradford for showings, repairs, or contents-clearout.
I'm a tired Bradford landlord with a Summerlyn or Bridgeport GTA-investor rental — can you buy with tenants in place?
Yes. Tenanted properties get purchased with the existing lease assumed on closing — no eviction notice, N4, N5, N12, or LTB application required. The Bradford rental segment includes a substantial pool of GTA investors who bought across Summerlyn, Bridgeport, and Greenpark during the 2018-2022 boom looking for affordable south-Simcoe yields — many of those landlords are now exhausted by tenant arrears, N12 / N13 disputes that drag through the Landlord and Tenant Board for months, and the deferred-maintenance economics of properties that don't pay for themselves at current rates. Whether the tenant stays long-term after closing depends on the post-sale plan, which isn't your problem to solve before you sell.
The lender served Notice of Sale under Mortgage — am I out of time?
Probably not. Ontario power of sale requires the lender to serve a Notice of Sale under Mortgage, then observe a 35-day redemption window before they can move to court-ordered sale. A cash sale closing in 7 to 15 days can pay out the mortgage, discharge the registered lien, and stop the proceeding before the redemption period closes — provided enough equity exists in the property. The earlier you reach out, the more options stay on the table. After the redemption window closes, the home moves toward sale-by-court-order and the seller's leverage drops sharply. The 2024-2026 wave of fixed-rate renewals jumping from 2.5% to 5%+ has driven a meaningful uptick in Notice of Sale activity across south Simcoe, where higher-priced 2020-era purchases produced larger renewal-shock payments.
My Old Bradford heritage home or downtown condo has been on MLS for months — will you buy it?
Yes. The Old Bradford heritage corridor and the downtown condo segment are some of the slowest-moving parts of the local market right now because residential lenders flag pre-1980 wiring, plumbing, and condo-corporation issues that scare retail buyers away. Special assessments, low reserve fund balances, pet or rental restrictions, and pending litigation against condo boards all push retail buyers and their lenders away. Cash offers go through on these properties because the underwriting model doesn't depend on residential mortgage approval. Condo documents still get reviewed before closing.
I've owned a Bradford rental for 20+ years — what about capital gains?
Long-held Bradford rentals often carry meaningful capital gains exposure. A property bought for $245,000 in the early 2000s might dispose at $950,000 today. A Vendor Take-Back (VTB) mortgage — where part of the purchase price gets paid out over multiple tax years rather than fully at closing — can sometimes spread the gain across several reporting periods. That structure works for some sellers and not for others, depending on overall income and CRA filings. Talk to your accountant first before assuming anything. Once you know what works, the deal structure can be adjusted to fit.
My Bradford house won't sell on MLS — what's actually wrong?
The usual culprits in Bradford: foundation movement on pre-1980 Old Bradford and downtown homes built on Holland Marsh-edge clay-loam, original 60-amp electrical service or knob-and-tube wiring in 1940s and 1950s heritage properties, polybutylene grey-pipe plumbing in mid-1990s Bridgeport and early Greenpark builds, oil tanks and oil-fired furnaces in older rural BWG and Bond Head properties, awkward layouts in early 1970s splits, executive homes priced above what comparable south-Simcoe sales can support, condos in buildings with unresolved condo-corporation issues, and rural Holland Marsh acreages with septic, well, propane, drainage-board, or muck-soil settlement complications. Anything that makes a residential lender skittish makes the property hard to sell retail. Cash buyers don't depend on retail underwriting.
My mom (or dad) can no longer maintain her Bradford home — can I sell it on her behalf?
Yes. When a parent's situation has changed — a fall, a dementia diagnosis, a stair-mobility issue, or simply that stairs in pre-1900 heritage homes is no longer workable — adult children commonly handle the sale on the parent's behalf using a power of attorney for property. Closing happens through a licensed Ontario real estate lawyer. The cash offer factors in Bradford-area comparable sales and the receiving-facility move-in date. As-is sale means no repainting, no decluttering for showings, no contractor scopes.
Local Quirks
Bradford Housing Supply Realities
Bradford's housing supply spans roughly 175 years — from the original mid-1800s Old Bradford heritage homes built when the community grew up around the Holland Street commercial corridor and the rail line through south Simcoe, through the post-war 1950s and 1960s downtown buildouts, the 1970s and 1980s Bridgeport and Bradford South expansions, the 1990s and 2000s Greenpark and Marshview family corridors, and the 2010s-onward Summerlyn and Bradford GO-driven subdivisions reflecting GTA-commuter demand. Each era brings its own issues at sale time, and the smaller south-Simcoe buyer pool means thinner demand for non-conforming properties.
Older Old Bradford and downtown heritage homes and foundation issues. Pre-1900 heritage homes across Old Bradford and the downtown Holland Street corridor sit on Holland Marsh-edge clay-loam soils typical of southern Simcoe County, with some properties closer to the Marsh edge sitting on the transition between mineral soil and the muck-soil deposits that dominate the agricultural land south of town. Settlement cracks, sloping basement floors, and water intrusion through original weeping tile are common in 60-plus-year-old foundations — and far more common in 100-plus-year-old heritage homes. Repair scope ranges from $7,000-$12,000 for crack injection and weeping-tile replacement to $40,000+ for full underpinning. Heritage-conservation considerations on designated Old Bradford properties also add stricter exterior-repair compliance requirements that drive renovation cost higher.
Electrical and plumbing systems. Original 1940s, 1950s, and 1960s Bradford homes still occasionally show 60-amp service panels, knob-and-tube wiring, or aluminum branch circuits — all create insurance and financing complications. Pre-1900 Old Bradford heritage homes routinely have multiple electrical and plumbing eras layered together. Mid-1990s subdivisions in parts of Bridgeport and early Greenpark were built with polybutylene grey-pipe plumbing, which fails at the fittings without warning. Buyers can't typically obtain a residential mortgage on properties with these systems until they're fully replaced — which means the property either sells cash or doesn't sell.
Environmental, well, septic, and Holland Marsh muck-soil issues. Asbestos in pre-1990 vermiculite attic insulation, drywall mud, and floor tile is the recurring environmental issue across older Bradford homes. Lead paint in pre-1978 homes adds remediation cost on any renovation. Oil tanks and oil-fired furnaces are common in older rural BWG, Bond Head, and Newton Robinson properties — TSSA decommissioning and soil-contamination flags are routine and stop residential financing cold until they're resolved. Properties on or adjacent to the Holland Marsh face muck-soil settlement issues that produce slab and foundation movement over time, plus drainage-board easement complications because the Marsh is managed by canal-and-pump infrastructure. Heavy snow loads and freeze-thaw cycles produce roof and ice-damming issues. Any environmental flag adds remediation cost and stalls retail buyers.
Holland Marsh agricultural acreages and rural BWG properties. Acreages around Bradford — particularly across the Holland Marsh muck-soil vegetable-farming corridor and out toward Bond Head, Newton Robinson, and the rural BWG concession-road network — come with rural- and agricultural-specific underwriting challenges: septic fields with unknown service history, well-water potability and nitrate testing, propane heating, gravel road access, outbuildings that don't appraise, agricultural-zoning complications, drainage-board easements, irrigation-district complications, and buyer pools that shrink dramatically above $1.5M. Holland Marsh muck-soil farmland has unique soil-condition considerations (the drained-marshland muck deposits behave very differently from mineral soils for both farming and foundation engineering). Conventional residential financing rarely works on these properties. Cash offers don't depend on retail underwriting, which is why so many Holland Marsh and rural BWG dispositions never close on MLS.
If your home has any of these, that's not a reason to walk away from selling. It's a reason to talk to a buyer who handles them every week.
Honest Disclosure
What We Typically Don’t Buy in Bradford
- Single-family homes priced above $1.8M. Above this range — including most rural Holland Marsh estates and the rare top-tier Old Bradford executive heritage home — we're not the most efficient buyer pool in Bradford's relatively thin upper-tier market. A high-end Realtor with strong south-Simcoe and York Region experience will get you a stronger result. Rental, recreational, agricultural, and commercial properties at any price point are still a fit.
- Properties on First Nations reserve land. Different jurisdiction, different process — outside our scope.
- Actively on-market properties. If your home is currently listed with a Realtor, we can revisit once the listing has been formally cancelled or expired.
If you're not sure whether your property fits, submit it anyway — a quick response will let you know within 24 hours either way.
Common Questions
Frequently Asked Questions — Bradford
How fast can you actually close on a house in Bradford?
Typical close runs 7 to 15 days from accepted offer, depending on title status and your timeline. Closing happens through a licensed Ontario real estate lawyer. If circumstances are urgent — a power-of-sale deadline, an estate timeline, a Toronto-relocation date, or coordinating with a downsizing purchase — a 7-day close is workable as long as title is clean and any required Certificate of Appointment of Estate Trustee is in hand.
Do you buy houses in power of sale in Bradford?
Yes. Ontario runs the process as power of sale. If a Notice of Sale under Mortgage has been served but the 35-day redemption window has not yet closed, there's usually time to close a private sale that pays out the mortgage and discharges the registered lien before the lender moves to court-ordered sale. Equity position determines what's possible. Earlier outreach gives more options.
What about Holland Marsh agricultural acreages and rural BWG properties?
Holland Marsh muck-soil acreages and rural BWG properties around Bradford are bought regularly — septic, well, propane, oil tank, gravel road, outbuildings, drainage-board easements, muck-soil settlement, the whole rural and agricultural package. The underwriting handles rural and agricultural specifics that residential lenders typically won't. Surrounding hamlets and communities like Bond Head, Newton Robinson, Cookstown, Tottenham, and the rural BWG concession-road network are all covered.
Will you buy my Bradford condo if the building has special assessments?
Yes, in most cases. Special assessments — common in older downtown Bradford condos facing roof, balcony, or building-envelope work — pending lawsuits against the condo corporation, low reserve funds, and pet or rental restrictions are exactly the issues that scare retail buyers and their lenders away. Cash offers factor those costs into the price rather than rejecting the deal outright. Condo documents still get reviewed before closing.
Do you buy houses with tenants?
Yes. Tenanted properties get purchased with the existing lease assumed on closing — no N12 notice or LTB application required. Whether the tenant stays long-term after closing depends on the post-sale plan, which isn't your problem to solve before you sell.
What if I'm behind on mortgage payments or Town of Bradford West Gwillimbury property taxes?
Arrears get paid out of sale proceeds at closing through the lawyer's trust account. The mortgage gets discharged, Town of Bradford West Gwillimbury tax arrears get cleared, and remaining equity gets wired to you. As long as enough equity exists in the property, missed payments don't kill the deal.
Are you a licensed Realtor in Bradford?
No. Properties get purchased directly from sellers — no listing, no agent representation. The transaction itself closes through a licensed Ontario real estate lawyer, which is the same way every Ontario real estate transaction closes.
What documents do I need to sell my Bradford house?
The basics: government photo ID, the most recent property tax bill from the Town of Bradford West Gwillimbury, current mortgage statement, condo documents if applicable, septic, well, and oil-tank records for rural Holland Marsh and Bond Head acreages, and drainage-board records for Holland Marsh muck-soil agricultural properties. For estate sales, the Certificate of Appointment of Estate Trustee issued by the Ontario Superior Court of Justice. The lawyer pulls title, encumbrances, and the tax certificate as part of closing.
Can I sell if my spouse is on title and we're separated?
Both spouses on title need to sign the transfer documents. Under Ontario's Family Law Act, even if only one spouse is on title, the non-titled spouse may need to consent in writing if the property is the matrimonial home. If a separation agreement is being negotiated, the sale can usually be coordinated with your family lawyer so net proceeds are held in trust until the agreement closes.
Got your answer? Submit your property — no obligation.
Get Cash Offer NowAuthoritative Source
What BWG Economic Development Says About Bradford
BWG is recognized nationally and internationally as one of Canada's top producing agricultural areas.
Reviews
What Sellers Say After Closing With Us
5.0 average across all closed deals
“Helped me out with selling my house. Would recommend.”
“Absolute incredible service. I was a bit sceptical to let anybody sell my home, but these guys were very informative every step of the way.”
Related cities and seller situations
Related Cities
Other Ontario Cities We Buy In
Ready to Sell?
Get a fair cash offer on your Bradford home today.
Whether you're an out-of-province executor settling an Old Bradford or Bond Head heritage home, a tired Bradford landlord exiting a Summerlyn or Bridgeport GTA-investor rental, a separated couple needing a clean Greenpark or Marshview sale, a homeowner facing Notice of Sale under Mortgage after a fixed-rate renewal shock, a Holland Marsh muck-soil agricultural acreage owner residential lenders won't underwrite, or sitting on a stalled MLS listing in downtown Bradford — submit your property and a cash offer comes back within 24 hours. Zero pressure, zero obligation.
Or skip the form