How We Determine Our Offer Price (And Why There Are No Hidden Fees)

One of the most common concerns we hear from sellers is: "How do I know this offer is fair?" It's a fair question to ask. The cash home buying space has a reputation — not always deserved, but real — for lowball offers and vague explanations.

We want to be transparent about exactly how we calculate our offers, because we think an informed seller is a seller who can make a confident decision.

What We Look At When We Evaluate a Property

1. After-Repair Value (ARV)

The foundation of our offer is what the home would likely sell for on the open market in fully renovated condition. We look at comparable sales in your neighborhood — similar size, lot, and features — that have sold recently. This is the same data a real estate agent would use to price your home.

2. Cost of Repairs and Renovation

This is where our construction background matters. We don't guess at repair costs — we estimate them based on what it actually costs to renovate a property in Orange County. That includes everything from roof and HVAC to flooring, paint, kitchens, and baths. The more work a home needs, the more this factors into the offer.

3. Carrying Costs

While we own the property — before it's renovated and resold — we carry costs: property taxes, insurance, utilities, and financing. These aren't expenses we hide; they're part of why cash buyers offer below retail.

4. Our Target Margin

We're a business, and we need to make the numbers work to do this sustainably. We try to be clear about that rather than pretending the offer is purely altruistic. What we can tell you is that we don't build in excessive margins — we want the deal to work for both sides.

The Formula, Simply

Our offer is roughly: ARV minus repair costs, minus carrying costs, minus our margin. What's left is what we offer you. If you want to walk through this math on your specific home, we're happy to do that with you.

Why There Are No Hidden Fees

We don't charge sellers anything. No processing fees, no administrative fees, no "transaction coordination" charges. We cover the closing costs on our side. You receive what's in the offer — that's it.

If you've seen contracts from other buyers that include deductions after the offer is accepted, that's not how we operate. We want to be clear on everything before you sign.

What to Watch Out For With Other Buyers

Not all cash buyers operate the same way. Some tactics worth being aware of:

• Offers that seem high initially but include post-inspection deductions
• Contracts with fees buried in the fine print

Have questions about a specific offer you've received, or want to understand what your home might be worth? We're happy to talk through the numbers with you — no pressure, just a straight conversation.