How Our Cash Buying Process Works

Exactly how we get to the number

Every company in this market promises a “fair cash offer” and not one of them will tell you how they calculated it. Here’s ours. Every offer we make is the same four lines.

After-repair value. What the house realistically sells for once it’s fixed, based on what comparable houses in your neighborhood actually closed at in the last six months. Not a Zestimate. Not what the house down the street is asking.

Minus repairs. Our real estimate of what it costs to get it there. You get the itemized number, not a round figure we pulled out of the air.

Minus holding and closing costs. Taxes, insurance, utilities and financing for however many months the project takes, plus closing on both ends.

Minus our margin. What we need to make for the project to be worth doing. We’ll tell you what that number is. It isn’t a secret and it isn’t enormous.

What’s left is your offer. That’s the whole thing. We walk you through all four lines before you decide anything.

What you actually walk away with

One thing a lot of companies leave fuzzy, so we’ll be plain about it: the price we agree on is the sale price, not automatically the amount that hits your bank account.

Anything owed against the property gets paid off out of the proceeds at closing — your remaining mortgage balance, any liens, back property taxes, judgments. That’s true in any sale, whether you sell to us or list with an agent. It isn’t a fee we charge; it’s debt attached to the house being cleared so you can transfer clean title.

What that means practically: if you owe $80,000 on the mortgage and we agree on $150,000, you’re netting roughly $70,000 minus standard closing items — not $150,000. We’ll go through your specific numbers before you sign anything, so nobody finds out at the closing table.

You pay no agent commission when you sell to us directly, and we don’t charge a fee for making the offer.

Yes, our offer is below retail

We’re going to say the thing the rest of this industry writes around.

Our offer will be less than what a renovated version of your house would list for. That is how this works. Anybody promising you full market value in cash is not being straight with you, and you should treat that promise as information about them.

What you’re buying instead is a date and a certainty. No financing falling through on day 28. No inspection renegotiation. No buyer walking because their lender got cold feet. No repairs, no showings, no strangers in your closets on a Saturday morning.

Whether that trade is worth a percentage of your equity depends entirely on your situation — which is why we show you both paths and let you pick.

When you should not sell to us

If all of these are true, list your house. You’ll net more:

• It’s financeable and structurally sound
• You can wait 90 days or more
• You can live with showings
• You don’t need a guaranteed closing date

Tell us that’s your situation and we’ll say “list it” on the first call. We’re not going to spend an afternoon talking you out of the better option.

How to screen any cash buyer — including us

An honest industry wouldn’t need this section. Use it on everybody, us included.

• Make them show the math. If they won’t break the number down, there’s a reason.
• Ask who’s funding it. Their own money, a lender, or an end buyer? All are legitimate. Refusing to say isn’t.
• Ask who’s actually at closing. Sometimes we buy directly, sometimes we close alongside a buyer we work with who’s better suited to the project. We tell you which before you sign, and your price and date don’t move either way. Most companies here won’t volunteer that. Ask them.
• Get the number in writing. A verbal figure that shifts after an inspection isn’t an offer, it’s an opening. Ask for it written down with the closing timeline attached.
• Look them up. Real address, real phone, actual humans. Then decide.