How Much Do We Buy Houses Companies Pay?

This is the question everyone really wants answered, and I understand why. You have probably seen ads promising top dollar and others warning that cash buyers “lowball” everyone. The truth is in the middle, and it is not a secret. A fair cash offer follows a straightforward piece of math. My name is Ethan, I buy houses in Wichita, and I want to show you exactly how the number gets built so you can judge any offer you receive, including mine.

There is no magic percentage

First, let me clear something up. You will see people online claim cash buyers pay a set percentage of a home’s value. I am not going to give you a number like that, because it is not how it actually works, and anyone stating one flat figure as gospel is oversimplifying. What you get depends on your specific house: its condition, the repairs it needs, and what comparable homes are selling for in your part of Wichita. Two houses on the same street can get very different offers.

The math behind a fair cash offer

Here is the framework I use, and most honest buyers use some version of it:

• Start with the after-repair value. This is what your home would realistically sell for, fully fixed up and move-in ready, based on recent sales of comparable homes nearby. Comps are the anchor for everything.
• Subtract realistic repair costs. This is what it will actually take to get the home to that fixed-up condition: roof, HVAC, foundation, kitchen, flooring, whatever the house needs.
• Subtract the buyer’s costs and margin. A cash buyer takes on the risk, the holding costs, and the work, and needs some room to make the project worthwhile. This is not a rip-off; it is what allows anyone to buy as-is, for cash, and close fast.

What is left is the cash offer. When repairs are light and comps are strong, the offer is higher. When a house needs major work, the offer reflects that reality.

Why condition and repairs move the number so much

The repair piece is usually where people are surprised. A home that looks “fine” to live in can still need tens of thousands in updates before it sells at full retail. Buyers financing a purchase expect move-in condition, and appraisers and inspectors flag the big stuff. When I estimate repairs, I am pricing what a retail buyer will demand, not just what keeps the lights on. The rougher the condition, the more that comes out of the offer, because it has to come out somewhere.

What you are really comparing

A cash offer is almost never going to match a perfect, fully renovated listing price, and it is not supposed to. What you are weighing is the whole picture:

• No agent commissions or listing fees.
• No repairs or cleanup on your end, since we buy as-is.
• No months of showings, holding costs, or carrying two mortgages.
• No financing falling through at the last minute.
• A closing in as little as 7 to 14 days instead of a long, uncertain timeline.

For some sellers, the speed and certainty are worth more than squeezing out the last dollar. For others, they are not, and that is a real and valid choice.

When listing is the better move

I will say this plainly because a lot of buyers will not: if your home is in good shape and you have the time and patience to list it, you will very likely net more money on the open market. A cash sale shines when the house needs work, when you need to move fast, when you are dealing with a tough situation, or when you simply do not want the hassle. If your numbers point toward listing, I will tell you.

How I keep it honest

When I make you an offer, I am happy to walk through the comps I used, the repairs I am accounting for, and how I got to the number. You should be able to see the math. That transparency is the whole point, and it is how you tell a fair offer from a lowball.

If you want to see what that looks like for your specific house, I will put together a free, no-obligation cash offer, usually the same day, and explain every piece of it. Call or text me at (316) 665-6629.