Full transparency

How we make cash offers

Most cash buyers treat their offer like a magic number. It isn't — it's arithmetic, and you deserve to see it. Here's the formula we use on every house, what each piece means, and what happens after you accept.

The formula

What the house will be worth fixed up (based on recent sales of comparable renovated homes nearby) − renovation costs − buying, holding & resale costs − our margin = your offer.

Walking through each piece:

• After-repair value. We look at what fully updated homes like yours have actually sold for in your neighborhood recently — the same comps an appraiser or agent would pull.
• Renovation costs. Roof, AC, flooring, kitchen, paint, landscaping — whatever the specific house needs to reach that value. This is why we walk the property before finalizing a number: guessing leads to either a lowball or a renegotiation, and we don't want to do either.
• Buying, holding, and resale costs. Property taxes, insurance, utilities during the renovation, and the commissions and closing costs we pay when we resell. These are costs you'd otherwise carry by listing — they don't disappear, they just move to our side of the table.
• Our margin. We're a business, and pretending otherwise would insult you. The margin is what pays for the risk that the roof hides a surprise or the market cools mid-renovation.

This is why our offer is below retail market value — and why "below retail" isn't the same as "less money in your pocket." Retail comes with repairs, commissions, concessions, and months of holding costs. Run both paths side by side in our net-proceeds calculator.

How the purchase is funded

We buy with our own cash and private capital partners. No mortgage lender, no financing contingency, no appraisal condition — which is what makes a fast, certain closing possible.

What happens after you accept

• 1. Escrow opens at a licensed Arizona title company. A neutral third party holds all funds, examines the title, and handles the paperwork. We never ask you to sign a deed or exchange money outside escrow.
• 2. Title is cleared. The title company verifies ownership and pays off any mortgage, liens, or past-due balances out of the proceeds at closing — you don't need to resolve those in advance. Details in our liens guide.
• 3. You close on your date. Fast if you're up against a deadline, later if you need time. Belongings can stay; we handle cleanout after closing.
• 4. You get paid by the title company — wire or check at closing, exactly as the settlement statement shows.

Hold us to it

We published 10 questions to ask any cash buyer before signing — earnest money, inspection periods, fees, cancellation terms. Ask us every one of them: 602-462-8891. If any buyer's answers — ours included — don't hold up, walk away.

Frequently asked questions