Local Home Buyers USA
Transparent Pricing Guide
Exactly How Our Pricing Works: ARV, Repairs, Your Net
We put the math on the table. Learn how we estimate After‑Repair Value (ARV), account for repairs and costs we cover, and show your true net — before you decide.
Illustrative Cash Offer
$278,500
Timeline
7–21 days
ARV
Repairs + Holding
No Fees • As‑Is • Local Title
*For demonstration only. Actual offers vary by market and property.
We buy houses nationwide — get a fair, no‑obligation cash offer.
Transparent Math
The 4 Inputs Behind Every Offer
Here’s how we go from property details to a fair cash number you can trust.
After‑Repair Value
Estimated value of the home after typical local repairs/updates. We use real comps and regional expertise.
Work the Home Needs
Roof, HVAC, cosmetic, safety, and code items. Share photos/notes to sharpen this line item.
Holding & Closing
Insurance, taxes, utilities, title/escrow/attorney, buyer closing and resale costs we absorb so you don’t.
Speed & Certainty
A modest margin for risk, speed, and as‑is certainty — keeping our offer competitive and your process simple.
Realistic Walkthrough
From ARV to Offer — A Sample Scenario
Let’s say comps suggest an ARV of $400,000 once updated. The home needs ~$45,000 in repairs. We estimate holding/closing/resale costs at $32,000 that we’ll cover. Our convenience margin might be ~$24,000 depending on risk and timeline.
- ARV: $400,000
- Repairs: −$45,000
- Holding & Closing (we cover): −$32,000
- Convenience Margin: −$24,000
- Illustrative Cash Offer: ~$299,000
No commissions, no fees, no showings. The price you see is the cash you get.
Traditional Listing vs. Our Cash Offer (Net to You)
| Line Item | Traditional Listing | Our Cash Offer |
|---|---|---|
| List Price / Offer | $420,000 (optimistic) | $299,000 (illustrative) |
| Repairs/Make‑Ready | −$45,000 (seller pays) | $0 (as‑is) |
| Agent Commissions | −$25,200 (6%) | $0 |
| Seller Closing Costs | −$6,000 | $0 (we commonly cover) |
| Holding Costs (3 months) | −$4,500 (mortgage/taxes/utilities) | $0 |
| Concessions/Appraisal Gaps | −$6,000 (common) | $0 |
| Estimated Net to You | ~$333,300 | ~$299,000 |
Comparisons vary by market and specifics; the goal is clarity so you can choose confidently.
Interactive
Estimate Your Cash Offer & Net
Adjust the sliders/inputs to model your scenario. Your real offer may be higher or lower based on details we verify.
Compare Your Options at a Glance
| Feature | Local Home Buyers USA | Traditional Listing | DIY FSBO |
|---|---|---|---|
| Timeline to Close | 7–21 days | 45–90+ days | 60–120+ days |
| Fees & Commissions | $0 | 5–6% + costs | Flat MLS + costs |
| Repairs/Cleaning | None (as‑is) | Often required | You handle |
| Certainty of Closing | High (no appraisal) | Medium | Low–Medium |
| Privacy & Showings | Private, no showings | Public showings | You schedule |
| Your Effort | Low | Medium–High | High |
All 50 States
We Buy Houses Anywhere in the USA
Start with your state below. If you don’t see it, use the offer form — we likely still serve your area.
Get Your Free Cash Offer
Tell us a few details and receive a no‑obligation cash offer. No fees. No repairs. Nationwide coverage.
Answering Common Questions
FAQ: Pricing & Fast Closings
Do you charge fees or commissions?
No commissions. And we commonly cover standard closing costs. Your offer outlines everything clearly.
How do you estimate repairs?
We review your notes/photos and local contractor pricing. For major items (roof, HVAC, foundation), we apply market ranges and confirm as needed.
What affects the convenience margin?
Timeline, condition, resale risk, and holding costs. We keep it as lean as possible while ensuring speed and certainty.
Can I pick my closing date?
Yes. Choose the date that works for you — often 7–21 days out, or later if preferred.
Is the calculator result my final offer?
No, it’s just an estimate. Your final offer reflects verified details, title readiness, and local factors. We’ll walk you through the math.
Do you buy in my area?
Yes — we operate nationwide with local title partners. Start with the offer form or visit our states page.
