Is the 70% rule accurate for every market?

The 70% rule is a national baseline. In hot, appreciating markets (Phoenix, Austin, Tampa, Nashville), investors will sometimes pay 75-80% because they expect appreciation to add margin. In slow or declining markets, the rule may tighten to 60-65% because the resale risk is higher.

Will a cash buyer really pay this much?

Reputable cash buyers — including BuyHousesInCash — make written offers in this range. The number you see in the estimator is the offer before any fees come out, which means it's also your net at closing. Traditional sales subtract 7-10% in agent commissions and closing costs.

What if my home is in great condition — do I still get a discounted offer?

Yes, but the discount is smaller. If repair costs are near zero, you get 70% of ARV — about a 30% discount off market value in exchange for speed and certainty. For pristine homes, traditional MLS listings will almost always net more after agent fees and time.

Cash Offer Estimator — See What a Cash Home Buyer Will Pay

Tell us about your home

All fields take about 30 seconds. Numbers stay on your device.

Estimated market value (ARV)— what it'd sell for fixed up Square footage Property condition

Bedrooms

Bathrooms

ZIP code — for market context

Note: Estimates use the standard 70% rule (national baseline). Hot markets may pay 75-80%; slower markets 60-65%. Get a real written offer for your exact number.

Your cash offer estimate

Fill in the form and tap Calculate. Your numbers stay on your device — nothing is sent anywhere.

How a cash home buyer calculates your offer

It's not guesswork. Every legitimate cash buyer — including BuyHousesInCash — runs the same formula. We're showing it transparently so you can verify any offer you receive.

Cash Offer=(ARV×0.70)−Repairs

ARV — After Repair ValueWhat your home would sell for on the MLS in great condition. Pulled from recent comparable sales.

× 0.70 — the 70% ruleThe 30% buffer covers buyer profit, holding costs (3-6 months of taxes, insurance, utilities), closing costs on both transactions, contractor overhead, and the risk that repairs cost more than estimated.

− Repair costsCosmetic refresh: $5-15/sqft. Moderate updates (kitchen, bath, paint, flooring): $20-40/sqft. Major rehab (roof, HVAC, plumbing, electrical, structural): $50-90/sqft.

± Market adjustmentHot, appreciating markets (Phoenix, Austin, Nashville) often pay 75-80%. Slower or declining markets may tighten to 60-65%.

Cash Offer Calculator FAQ

How does a cash home buyer calculate their offer?

Cash buyers use the 70% rule: After Repair Value (ARV) times 0.70, minus repair costs. The 30% buffer covers profit margin, holding costs, closing costs, and risk. A $300,000 home needing $30,000 in repairs would typically receive an offer of about $180,000.

Why do cash buyers only pay 70% of value?

The 30% discount covers profit (10-15%), 3-6 months of holding costs while renovating, closing costs on both sides, contractor overhead, and repair-cost risk. In exchange, the seller gets a 7-day close, zero out-of-pocket costs, and zero financing risk.

Is the 70% rule accurate everywhere?

It's a national baseline. Hot, appreciating markets (Phoenix, Austin, Tampa, Nashville) often pay 75-80%. Slower markets may tighten to 60-65%. Get a real written offer for your exact number — many cash buyers will go above the formula for the right property.

Will I really receive an offer in this range?

Yes. Reputable buyers — including BuyHousesInCash — make written offers within ±5% of this formula. The number you see is also your net at closing because cash buyers cover all closing costs. Traditional MLS sales subtract 7-10% in commissions and fees.

What if my home is in great condition?

With near-zero repairs, you'd get about 70% of ARV — a roughly 30% discount in exchange for speed, certainty, and zero work. For pristine homes, a traditional MLS listing usually nets more after agent fees and 60-90 days on market. Cash offers shine when the home needs work or speed matters.

Can I get an offer higher than the estimator shows?

Yes. We've paid above the formula on pristine homes in appreciating neighborhoods, properties with significant lot value, homes where repair estimates came in lower than expected, and competitive deals. The estimator is conservative — get a real written offer to see your actual number.

Cash Offer Estimator