How our cash offers are calculated — and what you pay
The four inputs behind every offer we make, what a cash sale costs you (nothing), and how to compare a cash offer against a listing honestly.
How we arrive at a number
Every cash offer we make is built from four things, and we will show you all four if you ask:
- After-repair value (ARV) — what the property realistically sells for once it is repaired, based on recent comparable sales in your immediate area.
- Repair costs — a contractor-style estimate for the work needed: roof, HVAC, plumbing, electrical, foundation, windows, flooring, kitchen, baths, plus cleanout and landscaping.
- Carrying and resale costs — property taxes, insurance, utilities, loan costs and the marketing or resale cost we pay to find the next buyer.
- Our margin — the profit that lets us take on the risk of an uncertain renovation and a market that can shift while we hold the property.
A simple way to picture it: ARV − repairs − costs − our margin = our offer. If any of those inputs look wrong to you, say so. We would rather adjust an honest number than defend a bad one.
What our offer is not
It is not full retail. If your house is turnkey, in a strong market, and you have the time and the budget to prepare it for showings, a competent listing agent may well net you more than we can pay. When that is true we tell sellers so directly.
What a cash offer buys instead is certainty and speed: no repairs, no showings, no financing contingency, no appraisal gap, no buyer asking you to replace a roof you already disclosed, and no six-month wait while the mortgage, taxes and insurance keep running.
What you pay us
Nothing. No commission. No listing fee. No closing costs on your side. No fee for the offer itself, the appraisal we do internally, or the paperwork. There is no charge if you decline.
| Cost | Selling to us | Selling with an agent |
|---|---|---|
| Agent commission | $0 | Typically 5–6% of the sale price |
| Seller closing costs | $0 — we pay them | Title, transfer, escrow, recording, prorations |
| Pre-listing repairs & cleaning | $0 — sold as-is | Frequently thousands |
| Staging & photography | $0 | Often $500–$3,000 |
| Carrying costs during the listing period | Days, not months | Taxes, insurance, utilities, mortgage for 2–6 months |
| Cost of a failed sale | None — we fund the purchase | Buyer financing can collapse after weeks of work |
Typical figures shown for comparison. What you actually pay an agent is set by your listing agreement; what you pay us is always zero.
Where the money goes at closing
The title company or closing attorney prepares a settlement statement that shows, line by line, the purchase price, any mortgage payoff, unpaid property taxes, liens, HOA balances and agreed prorations. You receive the balance by wire or cheque. We never touch the funds.
If you have another offer on the table
Tell us. If an investor or another cash buyer has already quoted you a number, send it over — we will either beat it, match it, or explain plainly why the structure of that deal is not what it looks like. Watch for offers with cancellation periods, assignment clauses, inspection-based re-trades, or fees that only appear at closing.
See what your property is worth to a cash buyer
Give us the address. You’ll get a written offer with the comparable sales and the repair estimates behind it — and no obligation to accept it.
Get your cash offer
No fees. No repairs. No obligation. Takes about 30 seconds.
Got it — your request is in.
We’ll call you shortly with next steps. Need to talk right now?
Want to see the numbers for your house?
Give us the address and we’ll send a written offer with the comparable sales and repair estimates behind it.