How is a cash offer calculated?

Start with what renovated homes like yours in your ZIP actually sold for in the last 6 months. Subtract the cost of the repairs the house needs, the cost to hold and resell it, and the margin the buyer needs to stay in business. What is left is the offer. Any buyer should be glad to walk you through all four numbers. If one will not, ask why.

Is selling to a cash buyer a mistake?

It is a trade, not a mistake. You give up some of the retail price in exchange for speed, certainty, and paying nothing. If your house is in good condition and you can wait 60 to 90 days and pay 5 to 6% in commissions, listing it will usually net more. If it needs work, has tenants, or you need a date you can count on, a cash sale often nets more after real costs.

How do I know you are the actual buyer?

Ask for proof of funds, and ask whose name will be on the deed. Many companies that say 'we buy houses' pass inquiries along to someone else. So ask plainly: are you buying this yourself, or will you transfer the contract to another buyer? A straight answer is the test.

What does 'as is' mean here?

You do nothing. No repairs, no cleaning, no hauling anything away, no inspection before listing, no staging. Leave what you do not want.

How to Sell Your House Fast for Cash, Step by Step

The four steps

You send the address

That is all we need to start. Before we call, we look up the county record and the recent sales nearby in your ZIP.

We see the house once

In person or on a video call. We look at the roof, the structure, and the heating, plumbing and wiring. There is no need to tidy up first.

You get a written offer, usually within 24 hours

It shows the recent sales nearby and the repair costs behind the number. There is no obligation.

You pick the closing date

A title company handles the paperwork, and we pay the standard closing costs. Because we pay cash, there is no appraisal and no lender.

The math behind your offer

Every fair cash offer comes down to the same four lines:

What the house would sell for once repaired	based on recent sales nearby
− Repairs	roof, heating and cooling, wiring, paint and finishes
− Holding and resale costs	taxes, insurance, utilities, agent fees when it resells
− Our margin	what makes it worth doing
= Your cash offer	the number in your written offer, with each line shown

Side by side with listing it

	Listing with an agent	Our cash offer
Agent commission	About 6% of the sale price	None
Repairs before closing	Buyer and appraiser both have a say	None. We buy the house as it is
Cleaning and showings	Open houses and strangers walking through	Neither
Time to close	60 to 90 days, then another 30 to 45 days to close	7 to 14 days once title is clear
Financing falls through	A common reason a sale falls apart	No lender involved
Closing costs	Usually paid by the seller	We cover the standard ones
Certainty of the number	The buyer can ask for a lower price after inspection	The written number is the number

Listing timelines are typical, not measured. Commission is the customary 6% and varies by agreement.

Three days to change your mind

If you accept an offer, you have three days after signing to walk away for any reason at all. You owe nothing, and you do not have to explain. We would rather not buy the house than have you feel pushed into selling it.

Who you will be dealing with

Trevor McAmis

Owner & Acquisitions Lead, ReStar Acquisitions. (313) 710-6129 · More about us

Every offer on this site is underwritten by a person, not a form. If the numbers do not work for you, say so and I will tell you what would.

When you should not sell to a cash buyer

If your home is ready to move into, there is no date you are working toward, and you can cover 5 to 6% in commissions plus 60 to 90 days of carrying costs, the open market will usually pay you more. We would rather tell you that now than take up your time with a walkthrough. A cash sale tends to make more sense when the house needs work, when the timing matters, when it is far from where you live, when tenants are still in it, or when it has been listed and did not sell.

Questions people ask about selling for cash

How is a cash offer calculated?: Start with what renovated homes like yours in your ZIP actually sold for in the last 6 months. Subtract the cost of the repairs the house needs, the cost to hold and resell it, and the margin the buyer needs to stay in business. What is left is the offer. Any buyer should be glad to walk you through all four numbers. If one will not, ask why.
Is selling to a cash buyer a mistake?: It is a trade, not a mistake. You give up some of the retail price in exchange for speed, certainty, and paying nothing. If your house is in good condition and you can wait 60 to 90 days and pay 5 to 6% in commissions, listing it will usually net more. If it needs work, has tenants, or you need a date you can count on, a cash sale often nets more after real costs.
How do I know you are the actual buyer?: Ask for proof of funds, and ask whose name will be on the deed. Many companies that say 'we buy houses' pass inquiries along to someone else. So ask plainly: are you buying this yourself, or will you transfer the contract to another buyer? A straight answer is the test.
What does 'as is' mean here?: You do nothing. No repairs, no cleaning, no hauling anything away, no inspection before listing, no staging. Leave what you do not want.

Read about the situations we help with or find your market.

Want a written number on the house?

Send the address and we will come back within a day with a written number and how we got there. If listing would net you more, we will tell you that instead.

Step 1 of 5

Get your cash offer

No obligation, no fees, no repairs. We respond the same day.

1Address
2A few quick taps
3Written offer

You’ll talk to Trevor McAmis, Owner & Acquisitions Lead
(313) 710-6129

Takes about two minutes. Or call (313) 710-6129 — we answer.

How to sell your house fast for cash, step by step

Get your written cash offer