Full transparency

How we calculate your cash offer

Our cash offer is a transparent formula: after-repair value (ARV), minus repair costs, minus closing and holding costs, minus a modest resale margin. On a typical $300,000 Texas home needing about $30,000 of work, that lands near $210,000 — about 70% of ARV, which is where most offers land in today’s market. Here is the full math, worked line by line.

The formula

The cash-offer formula, in one line

Every offer we write starts from the same equation. There is no mood, no lowball anchor, and no “what will they accept” game — just four inputs a Texas seller can check.

ARV − Repairs − Closing & holding − Margin = Your cash offer

A real worked example

The math on a typical Texas home

Take a three-bedroom home in a Houston suburb with recent comparable sales averaging $300,000. That is the ARV — what it sells for fully repaired. It needs a roof, a kitchen refresh, and flooring. Here is exactly how the offer comes together:

After-repair value (ARV)$300,000

− Repairs (roof, kitchen, flooring)−$30,000

− Closing & holding costs (~6%)−$18,000

− Our resale margin (10–15%)−$42,000

= Your cash offer$210,000

That is about 70% of ARV — where most of our offers land in today's market. A newer home needing little work can come in higher; a home with foundation or storm damage lands lower, because the repair line grows.

Where the numbers come from

How we set your ARV and repair estimate

The two inputs that move your offer most are ARV and repairs, so we build both from real Texas data, not a national algorithm. ARV comes from recent sold comparables near your home; the repair estimate comes from an in-person walkthrough, not a drive-by.

For ARV we pull recent sold comps — similar square footage, age, lot, and condition, within about a mile and the last few months — because a Houston bungalow and a Katy new-build do not share a price per square foot. For repairs we walk the property and price the real scope: a cracked slab, a roof at end of life, or dated systems each carry a Texas contractor number, not a guess. If your comps or your repair scope are better than we assumed, the offer goes up — that is why we show you the math instead of hiding it.

What moves your offer

Why some offers land at 85% and others lower

The offer percentage is not fixed — it slides with condition, neighborhood, and complexity. Understanding what pushes it up or down tells you exactly what a cash sale is really pricing.

Pushes the offer up

Newer home needing little repair
Strong, fast-selling neighborhood
Clean title, no liens or probate
Larger home that supports a thinner margin

Pulls the offer down

Foundation, roof, or storm damage
Slow-turnover or rural market
Liens, back taxes, or probate to clear
Major system replacements (HVAC, electrical, plumbing)

Our simple process

Sell your Texas house in 3 easy steps

No listings, no showings, no repairs — just a fair cash offer and a closing date you choose.

Tell us about your house

Enter your Texas property address and a few details. Takes 60 seconds.
Get your written cash offer

We inspect the property and deliver a no-obligation cash offer within 24 hours.
Choose your close date

Close at a Texas title company in as little as 7 days — no repairs, no fees, no commissions.

Why we show the math

Decide with numbers, not pressure

Most Texas cash buyers hide their formula because the discount looks worse in the open than it feels in a sales pitch. We do the opposite: we hand you the number and the math behind it, then encourage you to check it.

Take our offer to any Texas real estate agent for a second opinion on the ARV — a real cash buyer welcomes the comparison. Weigh it against staying on the open market for 60–90 days on our homepage’s cash sale vs. traditional listing comparison. And if you are still checking whether we are the real thing, that is exactly what the how to verify a Texas cash home buyer guide is for. The offer only works if you trust the number — so we make the number checkable.

Get your number

Get your own cash offer, with the math

Tell us about your Texas house and we will show you the offer and the line-by-line math behind it — no obligation, no fees, no pressure.

Where is the property located? Street Address City

State 2-letter code

ZIP Code

Or call 281-504-7027

Common questions

Common questions about our cash-offer math

How do you decide what to offer for my Texas house?

We start from the after-repair value (ARV) — what your house would sell for fully fixed up, based on recent comparable sales near you — then subtract the cost of the repairs it needs, the closing and holding costs we pay, and a modest resale margin. The number left over is your cash offer. We walk you through every line of that math; nothing is hidden.

What is ARV and how do you calculate it?

ARV is "after-repair value" — the price your house would realistically sell for in fully renovated condition. We calculate it from recent sold comparable homes (similar size, age, and location) in your neighborhood, not from an automated guess. ARV is the ceiling the whole offer is built down from, so getting it right in your specific Texas submarket matters more than any other number.

Why is your cash offer below my home’s market value?

Because a cash offer buys you speed, certainty, and an as-is sale — we take on the repairs, the holding time, the closing costs, and the risk that a financed buyer would have walked. That trade shows up as a discount from full retail. An on-market listing usually nets more on paper, but after 60–90 days, 6% commission, repairs, and showings, the gap is smaller than most sellers expect.

Can I see the repair estimate you used in my offer?

Yes. After the walkthrough we can show you the line-item repair estimate that went into your offer — roof, foundation, HVAC, flooring, and so on. If you think a number is off, tell us; we would rather adjust the estimate to reality than lose your trust over a line item. Transparency on the repair number is the whole point of this page.

Is your cash offer negotiable?

The offer is a formula, not a poker move, so there is not much "haggle" built in — but it moves with the inputs. If comparable sales support a higher ARV, or the repairs cost less than we estimated, the offer goes up. Bring us better comps or a cheaper repair path and we will re-run the math in front of you.

Do you charge any fees that come out of the offer?

No. There are no agent commissions, no service fees, and no closing costs charged to you — we pay the standard seller-side closing costs at the Texas title company. The number we offer is the number you walk away with, minus only any existing mortgage payoff, liens, or back taxes that have to be cleared to convey clear title.

How is your offer different from a Zillow or Opendoor estimate?

A Zestimate is an automated retail estimate that ignores your home’s actual condition. An Opendoor/iBuyer offer is algorithmic and usually adjusts downward after inspection through repair credits, plus a 5–8% service fee. Our offer comes from a real person who walked your property, and the math is shown to you up front — no post-inspection surprise deductions and no service fee.