Run Your Numbers
Every field is editable. Change any number and the estimate updates instantly.
What a similar, fully updated home nearby has sold for.
Auto-filled from your repair level; edit it if you have a contractor bid.
Traditional listing assumptions (edit if you know better numbers)
National average is about 1.81% of sale price, not counting commission (CoreLogic ClosingCorp, via Bankrate).
Recently sold homes spent a median of 4 weeks on market before closing costs and escrow (NAR, 2025 Profile of Home Buyers and Sellers).
Mortgage, taxes, insurance, and utilities while it sits on the market.
Home Pros Cash Offer (estimated)
Traditional Listing (estimated)
How This Calculator Works
The cash-offer side applies a range of 65 to 75 percent of your after-repair value, minus your repair budget. That mirrors the 70 percent rule most cash buyers and investors use as a starting point, which we break down in full in our MAO formula guide and our guide to calculating ARV. Because Home Pros charges zero commissions and zero fees and covers standard closing costs on every purchase, the low and high ends of your offer range are also what you would net, before any payoff on an existing mortgage or lien.
The listing side assumes you pay for the repair budget yourself to reach the ARV price, then subtracts a commission (national average about 5.7 percent, split between the listing and buyer's agents), seller closing costs (a national average of about 1.81 percent of the sale price, not counting commission, per CoreLogic ClosingCorp data reported by Bankrate), and any monthly holding costs for however many days the sale takes to close. Recently sold homes spent a median of four weeks on the market before closing, according to the National Association of Realtors' 2025 Profile of Home Buyers and Sellers, and that clock does not include the 30 to 45 days most financed sales take to close afterward, which is why the default here is 75 days.
What Affects Your Actual Cash Offer
This tool is a planning estimate, not an appraisal. Your real Home Pros offer depends on recent comparable sales on your specific street, the true condition of the roof, foundation, plumbing, and electrical, any liens, back taxes, or code violations attached to the property, and how quickly you want to close. Two houses with the same ARV and repair budget can get different offers if one has a clean title and the other has a tax lien or an open permit. We walk through the specific math with you before you sign anything, and there is never any obligation to accept.
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Skip the Math. Get Your Real Cash Offer.
Submit your address and phone number and our acquisitions team will call with a firm, no-obligation offer, usually within 24 hours.
Frequently Asked Questions
How accurate is this cash offer calculator?
It gives a directional estimate, not a guaranteed number. The calculator applies a typical cash-buyer range of 65 to 75 percent of your after-repair value, minus your repair budget, which mirrors the maximum allowable offer formula many investors use. Your real Home Pros offer factors in the specific comps, condition, and any liens on your property, so it can land above or below this range.
What is the 70 percent rule cash buyers use?
The 70 percent rule is a shorthand many cash buyers and investors use to cap an offer at roughly 70 percent of a home's after-repair value, minus the cost of repairs. It exists to leave room for closing costs, holding costs, and resale risk. It is a starting point for underwriting, not a fixed price, which is why this tool shows a range instead of one number.
Does Home Pros really pay my closing costs?
Yes. Home Pros charges zero commissions, zero fees, and covers standard closing costs on every purchase, so the offer number you accept is what you walk away with, minus anything you already owe on the property. That is why the calculator shows your cash-side net proceeds as the full offer amount, with nothing subtracted.
What if I do not know my home's after-repair value?
Use your best estimate of what a similar, fully updated home on your street has sold for recently. It does not need to be exact. Submit your address through the form on this page and our acquisitions team will pull comparable sales and give you a real number within 24 hours.
How is a cash offer different from a traditional listing net?
A traditional listing usually nets you the sale price minus repairs, agent commission, seller closing costs, and the carrying costs of however many weeks or months the house sits on the market. A Home Pros cash offer skips repairs, commissions, and fees entirely, and typically closes in 7 to 30 days instead of the four or more weeks most listings take to sell, per the National Association of Realtors.
Can I get an exact number instead of an estimate?
Yes. This calculator is a free planning tool. When you are ready for a real, written offer, submit your address and phone number through the form on this page and a member of our acquisitions team will call you, usually within 24 hours, with a firm cash offer.
Written by
Trevor Rice
Co-founder and COO of Home Pros, and a licensed Texas real estate agent. Trevor built this calculator's underwriting math from the same maximum allowable offer formula Home Pros' acquisitions team uses to evaluate real properties.
Updated September 4, 2026
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Have questions? Call (830) 510-1597.
More Ways to Estimate Your Sale
See how this compares to selling in your state, or run the numbers a different way.