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How Much Do Cash Home Buyers Pay? Here’s Our Exact Formula
Most cash home buyers in Fort Wayne pay between 65% and 85% of a home’s after-repair value, depending on its condition. At Indiana Home Solutions, we don’t hide how we get to our number. Every offer we make follows the same open formula: the After-Repair Value of your house, minus repair costs, minus selling and holding costs, minus our margin. No mystery. No lowballing. Here is the exact math.
The Cash Offer Formula
Your Cash Offer = After-Repair Value (ARV) − Repair Costs − Selling & Holding Costs (~10%) − Our Margin (~10%)
🏠 As-Is Value — what your house is worth today, exactly as it sits. You never have to lift a finger to change it.
✨ After-Repair Value (ARV) — what your house would sell for after a full renovation, based on real sold comps in your Fort Wayne neighborhood — not a guess.
🔨 Repair Costs — roof, HVAC, kitchen, flooring. Real contractor pricing, itemized, that we pay so you don’t have to.
🧾 Selling & Holding Costs (~10%) — property taxes, insurance, utilities, title fees, and resale costs while we renovate.
🤝 Our Margin (~10%) — what keeps our local team in business. It’s on the table, not hidden in the offer.
💵 Your Cash Offer — the number you receive at closing. Nothing deducted, no fees, no commissions.
A Real-World Fort Wayne Example
| Step | Amount | What it covers |
|---|---|---|
| ✨ After-Repair Value (ARV) | $220,000 | What the house sells for after full renovation, based on sold comps |
| 🔨 − Repair costs | $38,000 | Roof, HVAC, kitchen, flooring — real contractor pricing |
| 🧾 − Selling & holding costs (10%) | $22,000 | Property taxes, insurance, utilities, title fees, and resale costs while we renovate |
| 🤝 − Our margin (10%) | $22,000 | What keeps our local team in business |
| 💵 Your cash offer | $138,000 | Paid in full at closing — nothing deducted, no fees, no commissions |
This is an illustrative example. Your actual offer is built from your specific house, its condition, and current sold comps in your neighborhood.
Why We Show You Our Math
Some cash buyers hope you never ask how they got their number. We’d rather you see it. We’ve bought 100+ houses across Fort Wayne since 2019, we’re BBB A+ rated, and we use our own funds — no banks, no financing contingencies. When you see the formula, you can compare our offer against any other buyer’s with confidence. And if our offer doesn’t work for you, no hard feelings — there’s never any obligation.
Cash Offer vs. Listing: What You Actually Keep
A cash offer is lower than a retail listing price — but the listing price isn’t what you keep. Here’s the honest comparison on that same example house, sold as-is:
| Sell to Us for Cash | List As-Is With an Agent | |
|---|---|---|
| Sale price | $138,000 | ~$155,000 (as-is condition discount) |
| Agent commissions (~6%) | $0 | −$9,300 |
| Closing costs & concessions | $0 (we pay them) | −$4,000+ |
| Repairs from inspection | $0 | −$5,000+ (typical negotiation) |
| Months of taxes, insurance & utilities | $0 (close in 7–14 days) | −$3,000+ (60–90+ days) |
| Time to close | 7–14 days, you pick the date | 60–90+ days |
| Risk of the sale falling through | 0% — our own cash, no financing | ~15% — buyer loans and inspections fall apart |
| Showings, cleaning, your time | None | Weekly, for months |
| What you actually walk away with | $138,000 — guaranteed | ~$133,700 — if it closes |
Common Questions About Cash Offers
Do cash home buyers pay fair prices?
Fair means the math is honest. A cash offer reflects real repair costs, carrying costs, and a working margin — costs you’d otherwise pay yourself through a listing. That’s why we publish our formula: so you can check every line instead of taking our word for it.
What if my house doesn’t need many repairs?
Then your offer lands at the top of the range. Lower repair costs mean more of the ARV flows straight to you — the formula works in your favor automatically. Houses in good shape routinely get offers well above what sellers expect from a cash buyer.
Is your offer negotiable?
Yes. If you have contractor bids, a recent appraisal, or comps we missed, show us — we’ll walk through the numbers together and adjust if the data supports it. We’d rather lose a deal than win one by hiding the math.
Are there any fees or commissions?
None. No agent commissions, no service fees, no closing costs — we pay those. The number on your offer is the number you receive at closing, on the date you choose.
See Your Number — Free and No-Obligation
Tell us about your Fort Wayne house and we’ll run this exact formula on it — you’ll have a fair cash offer within 24 hours, and a 0% chance of it falling through.
Get My Fair Cash Offer → or call us at (260) 203-0686.