Why we publish this
Most companies that buy houses will tell you their offer is fair and leave it there. We would rather show our work.
Partly because it is the right way to treat people, and partly for a practical reason: a seller who understands the number is a seller who can actually decide. If you know how we got there, you can compare us properly against a listing, against another cash buyer, or against keeping the house.
You may not like the number. But you will know where it came from, and you will not wonder whether you were taken advantage of.
The formula
Every offer we make comes down to three things.
1. What the house is worth fixed up
This is the after repair value, and it is the foundation of everything else. We look at what comparable homes in your part of Loveland have actually sold for recently, in good condition. Not what they were listed for, and not an online estimate. Actual closed sales, in your neighborhood, on similar houses.
A place near Downtown Loveland and a newer build out by Centerra are not the same market, and we price them separately.
2. What the work will cost
Then we walk the house and price the work. Roof, foundation, mechanicals, kitchen, baths, flooring, paint, landscaping, and whatever else it needs.
This is where local knowledge matters most. We know what a hail damaged roof costs to replace on the Front Range. We know what foundation movement in expansive clay soil actually takes to fix, and how much of it is cosmetic versus structural. A buyer from out of state either guesses high to protect themselves, which costs you money, or guesses low and comes back later asking for a price reduction.
3. What we need to make it worth doing
We carry the property while the work happens. That means the purchase, the renovation, the taxes, the insurance, the utilities, and the cost of the money itself, plus the risk that something behind a wall turns out worse than it looked.
For the project to make sense, there has to be a margin between what we put in and what the house sells for. That margin is not hidden and it is not enormous, but it is real, and it is why our offer is below retail.
The result
After repair value, minus repair costs, minus our margin, equals your offer.
That is it. No hidden deductions, no fees taken off the top, no closing costs charged back to you.
The three steps on your end
Step one: tell us about the house
Fill out the form or call us. We want the address, roughly what condition it is in, and what is going on for you. That is enough to start. There is no fee and no obligation at any point.
Step two: we look at the property
We walk the house, or if you are out of state, we work with what you can send us and what we can see. We are not looking for reasons to lower the price. We are pricing the work. Then we come back with a number and the reasoning behind it.
Step three: you decide
If the number works, you pick the closing date. We handle the paperwork and the title company, and you do not pay commissions, fees, or closing costs. If the number does not work, that is a fine answer. We are not going to call you six more times.
Questions worth asking us
We think you should ask these of any cash buyer, including us. (How to check any cash buyer)
- Are you buying it yourself or assigning the contract to someone else? We are buying it. We do not assign contracts, so the people who make you the offer are the people who close.
- Can you show proof of funds? Yes, just ask.
- What would make you lower the offer or walk away? Something significant that we could not have seen, structural damage behind a finished wall, a serious sewer problem, a title issue nobody knew about. Not a cosmetic surprise, and not as a negotiating move late in the process.
- Are there any fees? None. Not to us, and no closing costs on your side.
When you should not sell to us
If your house is in good condition and you have two or three months, list it. A good local agent will almost certainly net you more, even after commission. We say this to people regularly.
Selling to Loveland cash buyers makes sense when something about the situation makes the open market a bad fit: the house needs work you cannot fund or do not want to manage, you are settling an estate from out of state, you are on a deadline, the property has problems that scare off buyers' lenders, or you simply want it finished.
If that is not you, we would rather say so. Want to know more about us? See who we are and what other sellers have said.