What is a fair cash offer on a house?

How a cash offer is calculated

A fair cash offer isn’t a percentage pulled from thin air. It starts from your home’s after-repair value (ARV) — what it would sell for fully fixed up — based on real recent sales of similar nearby homes. From that, a cash buyer subtracts:

• the cost of repairs the home needs,
• the carrying and closing costs any buyer pays while owning and reselling,
• and a margin that lets them take on the risk and the work.

What’s left is a number they can pay in cash and close on quickly. The single biggest swing factor is condition — which is why an honest buyer wants to understand the house before committing to an exact figure.

How much do cash buyers pay?

There’s no fixed percentage — a light-cosmetic home in a strong area nets a very different number than a house that needs a new roof and a gut renovation. That’s exactly why we ground every offer in nearby sales and real repair costs instead of a flat “we pay X%.” You can see the approach on our cash offer page.

Are cash home buyers legit?

The good ones are — and there are plenty of bad ones. Signs of a legitimate buyer:

• a real, local presence and a name you can look up,
• a written offer with no hidden fees,
• time to review the offer — no pressure to sign on the spot,
• and a clear willingness to say a cash sale isn’t right for you if it isn’t.

Red flags

Walk away from anyone who pressures you to sign immediately, asks for money upfront, wants you to sign over the deed before closing, or refuses to put the offer in writing. A fair offer stands on its own and gives you room to think — including time to compare it against listing with an agent.

The bottom line

A fair cash offer trades a bit of top-line price for speed, certainty, and selling as-is with no fees. If that trade fits your situation, start the chat below with your address and we’ll walk you toward a grounded range with the math shown.