Get a cash offer for your house. One number, and exactly how we got there.
Tell us about the house in about two minutes. Within 24 hours you have one written, no-obligation cash offer with the math laid out, from two local owners who answer their own phone.
To get a cash offer for your house from Expert Cash Buyers, tell us the address and a little about the situation. Within 24 hours you receive one written, no-obligation cash offer with the math shown, and we walk you through how we reached it from after-repair value, repairs, costs and margin. We buy as-is across Northern Colorado and the Denver metro, and you pick the closing date.
What you actually receive when you ask us for a cash offer
You receive a written offer. It arrives within 24 hours of talking with you about the house, and it’s one page you can read without help. We walk you through how we reached the number: the value we believe the house would sell for once repaired, the repairs we priced to get it there, what it costs us to hold and resell it, and our margin. Subtract those from the top line and you land on the number we’re offering. Nothing about that number depends on you agreeing to anything.
You also get the reasoning behind the number, and you can ask us about any part of it. If we priced a roof, we say so. If the foundation needs a structural engineer before anyone can price it, we say that too, and we tell you how we handled the uncertainty. Most sellers have never seen how a cash home offer is built, and the whole point of putting it in writing is that you can question it, take it to someone you trust, or set it beside a listing estimate from an agent.
And you receive a straight answer about whether we’re the right buyer. We buy houses for cash across Northern Colorado and the Denver metro because a lot of houses and a lot of situations are a poor fit for the retail market: a house that needs work nobody wants to fund, a deadline that a financed buyer can’t meet, a property two hours from where you live now. If your house is clean and updated in a neighborhood where buyers are competing, listing will probably net you more, and we’ll tell you that in the same conversation.
What goes into the written offer
- After-repair value. What the house would sell for fully repaired, based on recent sales of comparable repaired houses near yours. This is the top line everything else comes off of.
- The repairs. Roof, systems, foundation, interior, cleanout. We walk you through what we priced and why. Ask about any part of it and we’ll explain how we got there.
- Holding and resale costs. Title, insurance, utilities and taxes while we own the house, and the cost of selling it afterward. These are real costs, and we explain them.
- Our margin. We’re a business and we say so. We don’t fold our margin into an inflated repair number, and we’re happy to talk it through.
- The offer, with nothing coming off it. No fees or commissions. Seller closing costs covered. Your net is this number minus your own payoffs and liens, and minus the ordinary prorations every Colorado closing carries (this year’s property taxes through the closing date, HOA dues if there’s an association, final utility bills). The title company shows you every line before you sign.
- Your timeline, not ours. The offer names a closing window you choose: as little as 14 days, or weeks out if you need time. It’s no-obligation, and it doesn’t expire the moment you hang up.
Is getting a cash offer on a house a good idea?
Getting the offer is almost always a good idea. Accepting it’s a separate decision. A written cash offer costs you nothing, carries no obligation, and gives you a real number to weigh against the alternatives instead of a guess. Even sellers who go on to list with an agent tell us the offer was useful, because it put a floor under the conversation: this is what the house is worth to a buyer who will take it today, as it sits, with no repairs and no contingencies.
Whether to accept depends on what you’re trading. A cash offer on an as-is house is lower than what the same house would fetch repaired, staged and sold to a retail buyer with a mortgage. In exchange you get certainty on financing (no lender, so no appraisal or financing contingency, though the contract does include an inspection period, as most do), speed (a closing on a date you set) and the end of the carrying costs, the showings and the repair list. When a deadline, a distance or the condition of the house makes those things worth more than the last dollar of price, the cash sale is the better path. If the deadline is a foreclosure sale, two more things matter: signing a contract doesn’t pause the public trustee’s sale, which stops only when the loan is paid off or the lender withdraws it, and Colorado gives you specific protections when you sell to an investor while behind on the mortgage. Talk to a HUD-approved housing counselor before you sign anything with anyone; our page on selling a house in foreclosure walks through the timeline.
When they aren’t worth more, listing is. We’d rather say that plainly than have you find it out after closing. Our page on selling your house for cash walks through both paths honestly, including when we tell sellers to call an agent instead.
Read more: Sell My House for Cash: A Written Offer, Math Shown →
What is a reasonable cash offer on a house?
A reasonable cash offer is one you can check. It starts from an after-repair value supported by actual nearby sales, prices the repairs at what a contractor would charge rather than a number pulled from the air, accounts for the real cost of holding and reselling the house, and states the buyer’s margin instead of hiding it. If a buyer won’t show you those pieces, you can’t tell whether the number is reasonable, and that’s the point of asking for them.
Sellers searching for a way to sell a house fast for market value usually mean the value of a repaired house on the open market. A cash offer for an as-is house won’t reach that figure, and any buyer who says theirs will is telling you something about how they operate. The fair comparison is different: the offer against what you’d net from a listing after repairs, commission, the seller’s share of closing costs, inspection concessions and every month of mortgage, taxes, insurance and utilities while the house waits for a buyer. Sometimes the listing still wins that comparison. Often the two are closer than the headline prices suggest.
Our offer math page walks through how after-repair value, repairs, costs and margin turn into a cash offer, so you know what to ask about on ours and on anyone else’s.
Read more: How Much Do Cash Buyers Pay for Houses? Our Offer Math, Shown →
How fast can you close on a house with a cash offer?
As little as 14 days from the day you accept, when the title is clean and you want to be done. There’s no lender, so there’s no appraisal, no loan underwriting and no financing contingency to wait on. The title company runs the title search, orders the payoff from your lender if you have one, prepares the settlement statement and schedules the signing. On a clean title with no association, that’s the whole critical path.
A few things can stretch it, and we tell you which ones apply to your house before you commit to a date. A payoff statement from a lender that’s slow to respond. A homeowners association that takes time to produce its status letter. A house held in an estate, where the title company needs to see the personal representative’s Letters from the probate court before it can insure the sale. A house owned by two people who both need to sign, or a court order directing the sale in a divorce. Most of these only set the earliest realistic date. A few can stop a sale until they’re resolved: a co-owner who won’t sign, Letters that restrict what the personal representative may do, or a pending divorce, where Colorado’s automatic injunction bars either spouse from transferring marital property without the other’s consent or a court order (C.R.S. 14-10-107). The title company confirms who has authority to sign before a firm date goes on paper.
Fast isn’t the only option. Many sellers pick a closing weeks out because they need time to pack, to find the next place, or to line up a move. The date is yours, and we won’t move it for our convenience. A lender that amends its payoff statement, an association that takes the full 14 calendar days Colorado allows for its status letter, or a title defect found after we open the file can still push it, and we flag those risks before you commit. Our how it works page shows the full sequence from first call to funds wired.
What do we need from you to write the offer?
Less than you might expect. The address. A little about the situation and your timeline. An honest description of the condition: what works, what doesn’t, what’s unfinished and what’s still inside. You don’t need to clean, repair or photograph anything. If you have photos, they help us move faster; if you don’t, we’ll look at the house ourselves, and one visit is usually all it takes. Many sellers never show the house to anyone but us.
Two things make the offer more accurate on the first pass. The first is a rough idea of what you owe, if there’s a mortgage, a home equity line, unpaid taxes or any other lien, because your net is the offer minus those payoffs and the ordinary closing prorations, and it helps to see that number early. The second is who is on title. A house owned by two people needs both signatures, and a house in an estate needs the personal representative’s authority, so knowing that up front means the closing date we put on the offer is one we can actually hit.
Then you call, text or send the form. You talk to Amy or Jenny, not a call center, and the written offer follows within 24 hours.
How we build the number.
Supported by recent sales of comparable repaired houses near yours. We name the comparables if you ask.
Roof, systems, foundation, interior, cleanout. Ask about any of it, and we explain how we priced it.
Title, insurance, taxes and utilities during the work, plus the cost of reselling afterward.
Not buried in the repairs or the costs. On any offer you consider, you should be able to ask what the buyer is making.
No fees or commissions come off it and seller closing costs are covered. Your net is this number minus your own payoffs, liens and the ordinary closing prorations, chiefly this year’s property taxes through the closing date.
Three clear steps, and nothing to surprise you.
Tell us about the house
About two minutes by phone, text or form. The address, the situation, the condition as it is, and when you’d like to be done. You speak with Amy or Jenny. No photos are required and nothing needs to be tidied.
Read the offer, then ask us anything
Within 24 hours you have one written, no-obligation cash offer, and we walk you through how we got there. Take it to an agent, an attorney or a family member you trust and compare it against a listing estimate. If listing would clearly net you more, we say so.
Pick your date, or say no
If the number works, you sign a written purchase contract that states the price, the closing date, the earnest money and every other term (the one-page offer isn’t the contract, and an attorney can read it first), then we open title at a reputable local title company. Seller closing costs are covered, and you take what you want from the house and leave the rest. If the number doesn’t work, that’s the end of it. No follow-up campaign.
Questions homeowners ask us.
Is getting a cash offer on a house a good idea?
Getting one is a good idea for almost any seller, because it costs nothing, carries no obligation and gives you a checkable number to weigh against listing. Accepting it makes sense when speed, certainty or the condition of the house matters more than the last dollar of price: a deadline, a house that needs work you don’t want to fund, or a property far from where you live. If your house is updated and buyers are competing in your area, listing will usually net more, and we tell sellers that directly.
What is a reasonable cash offer on a house?
A reasonable cash offer is one the buyer can show you how they built: an after-repair value supported by nearby sales, an itemized repair estimate at real contractor prices, honest holding and resale costs, and a stated margin. It will be below what the house would fetch repaired and listed, because the buyer takes on the repairs, the carrying costs and the risk. Judge it against what a listing would actually net you after commission, closing costs, repairs and months of carrying the house, not against a repaired retail price.
How fast can you close on a house with a cash offer?
With Expert Cash Buyers, as little as 14 days from acceptance when the title is clean, because there’s no lender, appraisal or financing contingency. The title company runs the search, orders your payoff, prepares the settlement statement and schedules the signing. A slow lender payoff, an association status letter, probate Letters for an estate, or a required second signature can move the earliest date, and we tell you which of those apply before the date goes on the offer. You can also choose a closing weeks out.
What is the best cash offer company to sell your house to?
We won’t call ourselves the best, and we’d be careful with any buyer who does. The right buyer for your house is one that puts the offer in writing with the math shown, lets you pick the closing date, charges no fees, closes at a reputable local title company, never asks for money before closing, and tells you honestly when listing would net you more. Check reviews on the platforms you already trust, confirm the buyer is a real local business with a real office, and read the contract before you sign. Our page on vetting cash buyers lists the questions to ask.
Why would a seller reject a cash offer?
Usually because the number is too far below what a listing would net and the seller has the time and money to wait. Other common reasons: the buyer wouldn’t show how the offer was calculated or say what could change it during the inspection period, or the earnest money was too small to mean anything. Those are good reasons. A written offer with the math on the page is meant to make the decision, either way, an easy one.
Is the offer I receive the amount I actually walk away with?
The offer is the price we pay for the house. Nothing comes off it for fees or commissions, and seller closing costs are covered, so it doesn’t shrink at the title company the way a listed sale price does. What does come off it’s your own side of the ledger: the mortgage balance, any home equity line, other liens recorded against the house, and the ordinary prorations. Colorado property taxes are paid the year after they accrue, so you credit the buyer for this year’s taxes through the closing date even if you have never been late; HOA dues and final utilities are prorated the same way, and a seller who lives out of state may see Colorado’s 2% withholding (C.R.S. 39-22-604.5) unless an exception on the affirmation form applies. The title company pays those from the proceeds and wires you the rest, and you see every line on the settlement statement before you sign. That figure is before any income tax on the sale; a tax adviser can tell you whether the home sale exclusion covers you.
Do I need to clean, repair or photograph the house before I request an offer?
No. Describe the house as it’s and we take it from there. Photos speed things up if you have them, but they aren’t required; when we need to see the property, one visit is usually enough, and nobody else has to walk through it. We buy as-is, so half-finished projects, a full basement or a roof with a tarp on it don’t need to be addressed first. Tell us what you know about the condition, and the offer will reflect it. As-is means no repairs and no cleanout; it doesn’t cancel your legal disclosures. You still tell the buyer about defects you know of that a buyer couldn’t reasonably find, plus the notices Colorado requires (special taxing districts, known meth use, the water source, and lead paint on a pre-1978 house).
Pages that usually come next.
One written offer. The math on the page. Your call from there.
Tell us about the house today, and within 24 hours you’ll have a no-obligation cash offer and a plain explanation of how we got there, from two local owners who answer their own phone at (970) 406-3595.