The most common question sellers ask: "How much will a cash buyer actually pay for my house?" The answer depends on your property's condition, location, and the buyer's business model. Here are the real numbers.
Cash Offer Ranges by Property Condition
| Property Condition | Typical Cash Offer | Why |
|---|---|---|
| Move-in ready | 80-90% of market value | Minimal work needed, quick resale |
| Needs cosmetic updates | 75-85% of market value | Paint, flooring, fixtures: $10-30K in work |
| Needs major repairs | 65-80% of market value | Roof, foundation, systems: $30-100K+ |
| Severe damage/distress | 50-70% of market value | Fire, water, structural: $100K+ in work |
How Cash Buyers Calculate Offers
Most legitimate cash buyers use a variation of this formula:
Offer = After Repair Value (ARV) - Repair Costs - Holding Costs - Desired Margin
For example, on a Washington home with an ARV of $500,000:
- After Repair Value: $500,000
- Estimated repairs: -$40,000
- Closing and holding costs: -$25,000
- Buyer margin (15-20%): -$75,000 to $100,000
- Cash offer: $335,000 to $360,000 (67-72% of ARV)
This is why condition matters so much. A home needing zero repairs has a much higher offer percentage because the repair and risk components are eliminated.
Cash Offer vs. Net From Listing: The Real Comparison
Cash offers look low compared to asking prices. But asking price is not what you keep. Here is a fair comparison for a $500,000 Washington home needing $40,000 in repairs:
| Cash Offer | List After Repairs | |
| Starting price | $360,000 | $510,000 |
| Repairs | $0 | -$40,000 |
| Commission (5.5%) | $0 | -$28,050 |
| Closing costs | $0 | -$12,750 |
| Carrying costs (4 months) | $0 | -$12,000 |
| Net proceeds | $360,000 | $417,200 |
| Difference | $57,200 (but 4-6 months longer + risk + effort) | |
The $150,000 headline gap shrinks to $57,200 in actual net proceeds. For many sellers, the speed and certainty of $360,000 in 14 days is worth more than $417,200 in 4-6 months with renovation risk.
How to Maximize Your Cash Offer
- Get multiple offers. Competition pushes prices up.
- Know your home's value. Check Zillow, Redfin, and recent sales so you can evaluate offers intelligently.
- Ask for breakdowns. Understand how each buyer calculated their number.
- Consider dual-option companies. HouseRush shows you both cash and listing numbers so you can compare with complete information. We serve Seattle, Bellevue, Tacoma, and all of Washington.