How We Calculate Our Offers

Most sellers' first question — and the one most buyers dodge. Here's our actual method, including the part where a cash offer isn't always your best move.

No formula — and why that helps you

Some cash buyers work off a rigid formula: a fixed percentage of your home's after-repair value, minus a padded repair estimate. We don't. Every house is different, and a formula treats them all the same — usually to the seller's disadvantage, because the padding always leans one direction.

The three inputs

1. Comparable sales. What houses like yours, near yours, have actually sold for recently. Not an algorithm's estimate — real closings, in a market where our team has bought 532 houses since 2015. Many of the comps are houses we bought ourselves.

2. Condition. What it will realistically take to bring the house to market. You don't fix anything — we price the work honestly instead of padding it, because our own contractors will do it and we know what it truly costs.

3. The market right now. What's happening in your town this season — not a statewide average, not last year's headlines.

From those three, Jordan makes his highest and best offer up front — typically within 24 hours, often on the spot. No lowball opener, no drawn-out negotiation, and no inspection-day renegotiation, because the assessment happened before the number did.

Why our offers usually come in higher

After ten years and 532 houses, the operation runs lean: our own contractors, experienced local realtors, a closing attorney, and dedicated transaction coordinators. A buyer with lower costs and lower risk can pass more of the house's value to the seller. That's the whole secret — efficiency, not magic.

The honest math: cash offer vs. listing

A cash offer is usually below what a listed sale might bring. But a listing price isn't what you keep. Subtract roughly 6% commission, the repairs the buyer's inspector demands, carrying costs for every month on market (mortgage, taxes, insurance, utilities), and the real risk of a financing fall-through that restarts everything. For a house needing work, the gap narrows sharply — and what remains buys certainty, speed, and zero hassle. For a market-ready house in a strong neighborhood, the gap usually stays wide, listing wins, and we'll tell you so. After 532 purchases, we don't need to talk anyone into selling.

Questions to ask any cash buyer

• Is your offer firm, or subject to an inspection you'll renegotiate after?
• How many houses have you actually bought here — and can you show them?
• Who handles title problems, and what does that cost me?
• What fees come out of my proceeds? (Ours: none.)
• Will you ever tell a seller to list with an agent instead?

Any buyer worth your time answers all five without flinching. Ours are on this site in writing.