Most cash buyers hand you a number and leave it at that. We’d rather show you the math. A cash offer comes from three things: what similar homes nearby recently sold for, what the repairs will really cost, and the buyer’s margin.
That’s it. Here’s how each piece works, from the people who write these offers, and why you should ask any buyer to show you theirs.
What goes into a cash offer?
- Recent sales nearby. What homes like yours on nearby streets actually sold for. Real recent sales, not a statewide average.
- What repairs cost. Roof, foundation, systems, cosmetics. Every repair priced at what the work truly costs.
- The buyer’s margin. We’re a business, so there’s a margin in the number. We’d rather show you exactly what it is than hide it.
Location and condition run through all three, because both shape what the house is worth once it’s fixed.
Nearby sales matter more than any state average, because you’re selling one specific house, on one specific street. What stalls a sale in Norfolk has nothing to do with what stalls one in Arlington. A Norfolk offer should be built on Norfolk sales.
That’s one reason we walk the property ourselves instead of pricing it by algorithm.
How do repair costs get figured?
One of us walks the house, usually for about twenty minutes. It’s not an inspection, and there’s nothing to pass. We look at the roof, the foundation, the systems, and the finishes, and price what it would cost us to bring each one up.
Our founder, Jesse, spent his teenage summers renovating houses with his uncle. That’s where he learned what repairs really cost, and it’s still how we look at a house today.
What should a written offer show you?
Every line. Our offers come in writing within 24 hours, with the nearby sales and the repair costs laid out so you can see how we got there. Ask about any line and we’ll walk you through it.
And the number we write is the number you close on. No teaser that shrinks after a walkthrough, and no renegotiating after an inspection.
Is a cash offer lower than listing?
The offer itself is usually below what a perfect listing might bring. That’s the trade: a cash sale gives up the ceiling of a perfect listing for a floor you can count on and a date you choose. It also skips the agent commission, the closing costs, and the repairs the inspection turns up. We don’t charge commissions or fees, and we cover the closing costs.
Still, if listing would put more money in your pocket, we’ll tell you. Our honest comparison of cash offers and listings lays out both sides.
Quick answers about offers
Are you actual buyers or wholesalers?
Actual buyers. We close with our own funds and take ownership at closing. Ask, and we’ll show you proof of funds before you commit.
Does the offer expire?
No. There’s no expiry date and no obligation. Take your time and get other opinions.
Get the math on your house
Call (804) 735-7979 or read how it works. We’ll send you a written offer within 24 hours, with every line explained.
