How we calculate your cash offer
A lot of companies treat their offer like a secret number that appears out of nowhere — which is exactly why sellers distrust this industry. We'd rather show you what actually goes into it, so the number we give you makes sense.
Your offer starts from what your home would be worth fully fixed up, then accounts for the cost of the repairs, the costs of reselling it, and a fair return for the work and risk we take on. What's left is your cash offer — and we'll walk you through each piece.
What goes into your offer
Every professional cash offer is built from the same four pieces. Here they are, plainly:
Starting point
What your home is worth fully renovated
We look at what comparable, updated homes nearby have actually sold for recently.
We subtract
The cost to repair and update it
Estimated honestly — and on a walkthrough, we'll show you the line items rather than guessing high.
We subtract
The costs of reselling it
Agent commissions on the resale, closing costs, taxes, insurance, and utilities while the work is done.
We subtract
A fair return for the work and risk
We're taking on the repairs, the holding time, and the risk of surprises — that has to make sense for us too.
What's left is your offer
Your cash offer
No commissions, no repairs, no contingencies — and you pick the closing date.
Every house and situation is different, so we don't pretend there's a one-size formula or a number we can promise before we've looked. What we can promise is that when we make the offer, we'll explain how we got there — no mystery, no pressure.
And the honest other side: a cash offer is below full retail price, because you're trading some price for speed, certainty, and skipping repairs and commissions. If your house is in great shape and you can wait through a normal listing, an agent may net you more — and if that's true for yours, we'll tell you. The offer is free with no obligation, so the only thing you risk by asking is learning a number. See how the two paths compare on our cash offer vs. listing comparison.
Why the walkthrough produces a better number
A phone offer has to assume the worst about anything we can't see, which pushes the repair estimate up and the offer down. A 20–30 minute walkthrough removes the guesswork — when we can see that the big-ticket items are sound, those assumed costs come out and go back into your offer. That's why the walkthrough offer is almost always the stronger one. You choose either way.
Offer math questions
›Why is a cash offer below full market value?
Because the buyer takes on the repairs, the holding costs, the resale risk, and pays cash quickly with no financing or inspection contingencies. You're trading some price for speed, certainty, and zero work. For houses that need repairs or sellers who need certainty, that trade often nets out close to a traditional sale once you subtract commissions, repairs, concessions, and months of carrying costs.
›What is After-Repair Value (ARV)?
ARV is what your house would realistically sell for after being fully repaired and updated, based on recent sales of comparable renovated homes in your neighborhood. It's the starting point of every professional cash offer, including ours.
›Will you actually show me the numbers for my house?
Yes. When we make an offer, we walk you through the comparable sales we used, the repair estimate line by line, and the costs we subtracted. If a buyer won't show you their math, that's a red flag — with us it's the default.
›What if my house doesn't need any repairs?
Then the repair line in the formula shrinks and your offer rises. Move-in-ready houses get stronger offers — though for a house in great condition, listing with an agent may genuinely net you more, and if that's true for yours, we'll say so.
Ready to see what we can offer for your house?
Free, no-obligation, and faster than you'd think. Pick whichever path suits you.
No fees · No repairs · No pressure — just a number you can decide on.