First call to closing day
How selling to us works, and how we price a house
Most cash buyers won't say how they price a house. This page does: what happens at each of the four steps, and the four numbers that go into every offer.
- 01
About 5 minutes
You tell us about the house
Call or send the form. We need the address, roughly what shape it's in, and what's going on: a deadline, an estate, tenants, whatever it is. No photos, no survey, no paperwork to start, and nothing here commits you.
- 02
Only if needed
We look at it, if we need to
A lot of the time we can price a house from what you tell us and what the county already has on file, without ever pulling into the driveway. When we do need a look, it's minimal: structure, roof, mechanicals and water, not whether the dishes are done. You don't clean, stage or move anything, and if you're out of state we can do it without you.
- 03
Within 24 hours
You get a number, and we walk you through it
Not just a figure. We walk you through how we got to the number, from what the house would be worth fixed up to what the repairs will take. If you think we're wrong about the repairs, say so. That's a conversation, not a take-it-or-leave-it.
- 04
Your timeline
You decide, and you pick the date
Say yes and we sign a purchase agreement, and a local title company handles the rest. Close in as little as 14 days, or take a couple of months if you need time to move. Say no, and that's fine too. We're only interested in buying if you're interested in selling.
The four numbers
Where the offer comes from
Every cash buyer runs some version of this. Most keep it in a drawer, which is how a low offer gets dressed up as a fair one.
After-repair value
What the house is worth once it's fixed up, based on what comparable finished houses nearby actually sold for, not what they were listed at.
Minus repair cost
What it will really take to get there: roof, mechanicals, kitchen, bath, flooring, and anything structural. This is the number sellers push back on most, and we'll walk you through how we got to it.
Minus holding and closing costs
Taxes, insurance, utilities and other carrying costs while the work happens, plus the closing costs on both ends, which you'd otherwise be paying.
Minus our margin
We're a business, and we don't pretend otherwise. If a deal doesn't leave a margin we can't do it, and we'll say that rather than waste your week.
What's left is your offer. You pay no commission, no closing costs and nothing for repairs. What lands in your account is the agreed price less your mortgage payoff, any liens, and prorated taxes.
When an agent is the better call
If your house is in good shape, would pass an appraisal, and you can wait sixty to ninety days, listing it will usually put more money in your pocket than we can. We'd rather say that on the first call than after. Where we come out ahead is condition, speed and certainty.
| Selling to us | Listing with an agent | Selling it yourself | |
|---|---|---|---|
| Agent commission | None | Typically 5–6% | Buyer's agent only, if any |
| Closing costs | We pay them | You pay 1–3% | You pay 1–3% |
| Repairs before sale | None. We take it as it stands | Usually, to pass inspection | Usually required |
| Showings | Minimal, if any | Ongoing, on the buyer's schedule | You host them yourself |
| Time to close | As little as 14 days | Commonly 30–60 days after an offer | Often longer |
| Risk of financing falling through | None. Our offer isn't contingent on financing | Real. Appraisals and loans do fall through | Real |
| Sale price | Below what a finished house lists for | Highest, if the house shows well and you can wait | Varies widely |
Not sure which side of that line you're on? Call (616) 300-2586 and we'll tell you straight, or read the questions people ask us first.
See what the number is.
No obligation and no fee. Worst case, you learn what your house is worth to a cash buyer.
Get my cash offer