Cash Offer Check

Is this cash offer for my house fair?

Got a text, a letter or a "we buy houses" offer? Type in the offer and a few numbers. In ten seconds you'll see what investors usually pay for a house like yours, how much the person texting you may be planning to make, and what you would likely walk away with if you listed instead.

Adjust listing costs (optional)

Your result

The cash offer, after your costs
Estimated net if you list it as-is with an agent
Difference
What a fix-and-flip investor typically pays (the "70% rule")
If the texter is a wholesaler, their likely fee for flipping your contract
Left after paying off what you owe (cash offer / listing)

Before you sign anything in Texas

Compare against other cash offers and an agent's price We aren't paid for this link.

How we calculate this: the math investors use. Every number is an estimate based only on what you typed.

Why so many people are texting you about your house

"Wholesaling" took off on social media: someone finds a house, offers the owner cash, signs a contract, and then sells that contract to a real investor for a fee, often $10,000 to $30,000, without ever buying the house. Some are honest and close fast. Many offer well below what you could get, because their fee comes out of your price. This calculator shows you that gap before you answer.

Texas has rules for this. A person who plans to assign your contract must disclose that to you in writing, and since September 2025 cold marketing texts fall under the Texas telemarketing law. What to do about the texts · Your rights when a wholesaler wants to assign your contract

Common questions

How do cash home buyers calculate their offer?

Most fix-and-flip investors start from the after-repair value and pay about 70% of it minus repairs (the 70% rule). A wholesaler then subtracts their own fee, often $10,000 to $30,000, so their offer to you is lower still.

Is a cash offer on my house fair?

Compare what the cash offer leaves you after costs with what listing as-is would likely net after commissions, closing costs and months of carrying costs. A gap under about 5% of value is usually a reasonable trade for speed; over 15% is low.

Do Texas wholesalers have to tell me they plan to assign my contract?

Yes. Texas Property Code 5.0205 requires a person to tell the owner in writing that they intend to assign their interest before they enter into the assignment, and Occupations Code 1101.0045 requires a written disclosure of the nature of their interest to the seller. The Texas Real Estate Research Center notes that an 'and/or assigns' clause may be used to give that notice, so read the contract closely.