How is a cash offer calculated?

Start with the after-repair value - what comparable renovated homes in your ZIP actually sold for in the last 6 months. Subtract the cost of the repairs the property needs, subtract the cost to hold and resell it, and subtract the margin the buyer needs to stay in business. What is left is the offer. Any buyer who will not walk you through those four numbers is hiding one.

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 60-90 days and pay 5-6% 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 who is actually going to be on the deed. Many 'we buy houses' companies simply pass enquiries along. Ask directly: are you buying this yourself, or assigning it? A straight answer is the test.

What does 'as-is' actually mean?

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

How to Sell Your House Fast for Cash

The four steps

You send the address. Takes a minute. We pull the county record, the ZIP's recent sales, and the tax and lien picture before we call you.
We walk it once — in person or on a video call. We are looking at roof, mechanicals and structure, not at your housekeeping.
You get a written offer, usually within 24 hours, with the comps and repair numbers it came from. No obligation.
You pick the closing date. Title company handles the paperwork; we pay standard closing costs. Cash means no appraisal and no lender.

The math, shown

Every legitimate cash offer is the same four-line calculation:

After-repair value (what it sells for renovated)	from recent comparable sales
− Repairs	roof, HVAC, electrical, cosmetics
− Holding & resale costs	taxes, insurance, utilities, agent fees on resale
− Buyer's margin	what makes it worth doing
= Your cash offer

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 as-is
Cleaning and showings	Open houses and strangers in the house	Neither
Time to close	60–90 days, then another 30–45 to close	7–14 days once title is clear
Financing falls through	The most common reason a sale collapses	No lender involved
Closing costs	Customarily paid by the seller	We cover the standard ones
Certainty of the number	Offers can be renegotiated after inspection	The written number is the number

Listing timelines are typical rather than 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, with nothing owed and no explanation needed. We would rather lose a deal than have someone feel cornered into one.

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 move-in ready, you are not on a deadline, and you can absorb 5-6% in commissions plus 60-90 days of carrying costs, the open market will usually pay you more. We would rather tell you that up front than waste a walkthrough. Where a cash sale genuinely wins is repairs you cannot fund, a deadline you cannot move, an inherited property in another state, a tenant you cannot get out, or a listing that already failed.

Questions people actually ask

How is a cash offer calculated?: Start with the after-repair value - what comparable renovated homes in your ZIP actually sold for in the last 6 months. Subtract the cost of the repairs the property needs, subtract the cost to hold and resell it, and subtract the margin the buyer needs to stay in business. What is left is the offer. Any buyer who will not walk you through those four numbers is hiding one.
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 60-90 days and pay 5-6% 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 who is actually going to be on the deed. Many 'we buy houses' companies simply pass enquiries along. Ask directly: are you buying this yourself, or assigning it? A straight answer is the test.
What does 'as-is' actually mean?: You do nothing. No repairs, no cleaning, no hauling anything away, no pre-listing inspection, no staging. Leave what you do not want.

See the situations we handle or find your market.

How selling your house for cash actually works

Get your cash offer