The number
How much will I actually get?
No formula we are hiding. Here is exactly how a cash offer gets built.
The arithmetic
Every cash offer, from us or anyone else, works from the same four inputs:
- Resale value after repairs. What the house sells for once it is fixed, based on recent closed sales in your addition — not the whole ZIP code, and not listings that never sold.
- Repair cost. What it takes to get there. Roof, HVAC, foundation, plumbing, cosmetics.
- Holding and selling cost. Taxes, insurance, utilities while we work, and the commission we pay when we resell it.
- Our margin. Real, and we will name it. A buyer claiming not to take one is lying to you about something.
Subtract the last three from the first and you have your offer. Nothing about it is a secret formula, and if a buyer will not walk you through their version, that tells you something.
Comparing honestly against a listing
People compare our offer to a list price. That is the wrong comparison. Compare it to what a listed sale actually nets you, which means subtracting:
- Commission on both sides
- Seller-paid closing costs, which are common at OKC metro price points
- Pre-listing repairs and cleanout
- Whatever the inspection negotiation takes back, frequently thousands on older housing stock
- Carrying costs for the months it sits — mortgage, taxes, insurance, utilities
- The risk that a financed buyer's appraisal comes in low or their loan falls through
Run those numbers. Sometimes the listing still wins by a wide margin, and when it does you should list the house. Sometimes the gap is far smaller than the headline suggests. Either way you will know rather than guess.
What raises your number
- A roof under ten years old, or a completed insurance claim with documentation
- A foundation with no active movement, or a repair with a transferable warranty
- Updated electrical and plumbing in an older house
- Clean, marketable title with no probate or lien issues
- A vacant house, or tenants on a documented lease
Ready to see a real number for your address? Here is what happens next.
Questions we get asked
- Will you tell me what you plan to resell it for?
- Yes, if you ask. Our resale estimate and repair budget are the two inputs that determine your number, and hiding them would make the offer impossible to evaluate.
- Why is your offer lower than Zillow says my house is worth?
- An automated estimate assumes average condition and cannot see your roof, your slab, or the kitchen from 1978. It also does not subtract commission or the inspection negotiation. Compare against net proceeds from a real listing, not against an algorithm.
- Do you ever offer close to market value?
- On houses that need very little, yes, the gap narrows considerably. On houses needing significant work, it does not, because someone has to absorb that cost and it is going to be us.
Get your cash offer
Start with your property address. On the next step we ask how to reach you and anything we should know about the house.