Sell Your House for Cash

What a Cash Offer Actually Means

In a normal sale, the buyer's money comes from a bank. That bank has conditions: an appraisal at or above the contract price, a clean title, an inspection the buyer accepts, and underwriting that can take weeks. Any one of those can end the deal after you have already taken the house off the market.

In a cash sale, the money is ours. There is no lender to satisfy, no appraisal to come in low, and no financing contingency in the contract. That is the entire value of a cash offer: the deal does not depend on a third party deciding to fund it.

We are a direct buyer. We are not a lead-generation site that sells your information to investors, and we are not a wholesaler assigning your contract to someone else. When we make an offer, we intend to close on it with our own funds.

How We Arrive at the Number

There is no mystery to it, and any buyer who refuses to explain their math is worth being suspicious of. Our offer is built from four inputs:

• After-repair value. What the house would sell for in good condition, based on recent comparable sales in the same area.
• Repair cost. A line-item estimate for roof, HVAC, mechanicals, kitchen, baths, flooring, paint, and anything structural or code-related.
• Holding and selling costs. Taxes, insurance, utilities, loan cost, and the cost of reselling the property.
• Risk and profit. A margin for the time and risk we take on. Without it, we could not stay in business.

If you want to see the breakdown, ask. We would rather you understand the offer and decline it than accept a number you do not trust.

What You Do Not Pay

One of the most common surprises in a traditional sale is how much disappears at closing. Our side of the transaction is simpler:

• No real estate commission, typically 5 to 6 percent of the sale price
• No listing fees, photography, staging, or marketing costs
• No repair bills before closing
• No closing costs charged to you
• No carrying costs while the house sits on the market

You will still see standard items on the settlement statement, such as prorated property taxes, your mortgage payoff, and any recorded liens. Those exist in every sale and are not fees we are charging.

Compare Net Proceeds, Not Headline Price

A listed house often sells for more on paper than a cash offer. That is expected. The question is what you keep and how certain you are of keeping it.

Take a house that would list at $250,000. After a 6 percent commission, typical seller closing costs, a repair credit negotiated after inspection, and three months of carrying costs, the net can land well below the list price. A cash offer of $205,000 with no commissions, no repairs, and a two-week close is sometimes the better outcome, and sometimes it is not. It depends on the house, the market, and your timeline.

We will run that comparison with you honestly. If listing is the better path for your situation, we will say so.