Free Seller Tool
Cash Offer Calculator: What Do You Actually Keep?
Compare a direct as-is sale with King's Key Investments against listing with an agent. Every assumption — commission, repairs, closing costs, holding costs, and the offer percentage itself — is labeled and adjustable, so the math is yours, not ours.
2-minute property review • No obligation • No pressure
See the Real Numbers First
What Actually Goes In Your Pocket?
Most 'we buy houses' sites hide their discount. We'd rather show you the math. Enter a few details to compare a direct sale with us against listing with an agent — every assumption is labeled, adjustable, and based on typical costs in our markets.
Your Details
Sets a typical 45-day time-on-market, plus about 35 days from accepted contract to closing (2.7 months total).
Offer = repaired value x this % − the repair budget. Most fair cash offers use 80–90% here.
Estimated Net To You
~2.7 mo to close · repairs paid up front · financing can fall through
~2 weeks · as-is · no out-of-pocket
Listing looks like the stronger option here — about $8,424 more, if you can fund the repairs, wait roughly 2.7 months, and the sale doesn't fall through. We'll say so honestly: if your home is close to market-ready, a listing usually nets more.
Want your actual written offer — not an estimate?
The calculator is a starting point. A property review gives you real numbers for your specific home and timeline, with no obligation.
Start My Property ReviewHow To Read The Numbers
The Costs Sellers Forget To Subtract
A higher list price is not the same as a higher payout. These four categories decide the difference between your sale price and your net proceeds.
Agent commission
Typically 5–6% of the sale price, split between the listing and buyer's agents. On a $180,000 home that's roughly $10,800.
Repairs and prep
Paint, roof, HVAC, flooring, and cleanout costs that buyers and inspectors expect before a retail sale closes.
Closing costs
Title, attorney, transfer taxes, and prorated items. Sellers commonly carry 1–3% of the price, plus any buyer credits.
Holding costs
Mortgage, property taxes, insurance, utilities, and lawn care for every month the home sits unsold.
When a direct sale usually nets more
A direct sale tends to win when the property needs meaningful repairs, when the holding costs are high relative to the value, or when time matters — an inherited property with ongoing taxes and insurance, a rental with problem tenants, a pre-foreclosure timeline, or a relocation you can't delay. In those cases, months of carrying costs and a repair bill can erase the premium a listing was supposed to deliver.
When listing with an agent usually nets more
If the home is in good condition, you can comfortably wait out the average time-on-market, and you don't mind showings and inspection negotiations, a traditional listing typically produces the higher net. We will tell you that directly. Our goal is the right decision for your situation, not one particular outcome.
Market timelines used in this calculator
Time-on-market drives holding costs, so the estimate adjusts by market: roughly 45 days on market in Augusta, GA, 60 days in Broward County, FL, 55 days in Peoria, IL, and 45 days in Fort Wayne, IN. Each estimate adds about 35 more days for a financed buyer to get from accepted contract to closing. These are planning averages, not guarantees — adjust the inputs to match what you know about your street.
For Real Estate Agents
Use It With Your Clients
Show sellers a net-to-seller comparison before they commit to a strategy — and keep the relationship either way.
For expired listings, inherited estates, and properties that won't pass financing, this calculator gives your client an honest side-by-side. If a direct sale is the better fit, we honor referral agreements and pay cooperating fees on the transactions we close from your introduction.
See the agent partner programCalculator FAQ
Questions Sellers Ask About The Math
- How does a cash offer calculator work?
- It estimates what you actually keep from each option. Both sides start from the same number: what the home would be worth once repaired. For a listing, it subtracts agent commission, seller closing costs, buyer repair credits after inspection, the repair budget you pay up front, and holding costs for the time on market plus about 35 days from contract to closing. For a direct as-is sale, it applies the standard investor formula — repaired value times an offer percentage, minus the repair budget — with no commission, no seller closing costs, and about two weeks of holding.
- Why is a cash offer lower than my home's retail value?
- A direct buyer takes on the repairs, carrying costs, resale risk, and transaction costs that a retail buyer would otherwise expect you to cover. The offer is discounted against repaired value and the repair budget comes out of it, but you avoid commissions, repair bills, months of holding costs, and the risk of a buyer's financing falling through. The calculator shows both sides so the comparison is honest.
- What is a fair cash offer percentage?
- In our markets a fair offer usually works out to 80–90% of the repaired value minus the repair budget, depending on condition, location, and resale risk. The calculator defaults to 85% and lets you slide it up or down — test the range rather than accept one number.
- What costs do sellers forget when they list with an agent?
- The most commonly missed costs are pre-listing repairs and cleanouts, seller-paid closing costs and title fees, buyer repair credits after inspection, and holding costs — mortgage, taxes, insurance, and utilities — for every month the home stays on the market.
- Is the calculator an actual offer?
- No. It is an estimate built from assumptions you control, and it is not an appraisal or a binding offer. To get a real written number for your property, submit a property review and we'll evaluate the specific address, condition, and situation.
- Can real estate agents use this calculator with clients?
- Yes. Agents use it to show sellers with distressed, inherited, or expired-listing properties what a net-to-seller comparison looks like before deciding on a strategy. If a direct sale is the better fit for your client, we honor referral fees through our agent partner program.
Ready to replace the estimate with a real number?
Tell us about the property and we'll evaluate the actual address, condition, and timeline. No obligation, no pressure, and no cost to find out.
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