Fill out the form with your info so we can begin crafting your unique cash offer.
We’ll schedule a walk-through, either in-person or virtually.
Receive your cash offer and choose your closing date.
Cash for Your Home — Explained
We just laid out the basics, but if you’re like most sellers, you’ve got more questions. So let’s go deeper: below we break down exactly how we craft our offers, walk through a real example, give you a calculator to estimate your own offer, and lay out the honest difference between selling with an agent and selling to us.
When you sell your house, you have options, and other companies to choose from. We lay out our process from start to finish with full transparency, so with us you always have a crystal-clear view of what to expect.
We base every offer on the numbers, not on how motivated you are to sell. You’ve probably heard the term “motivated seller” before. Too many buyers treat that as an excuse to lowball. We don’t work that way. Our offer comes from a simple, consistent formula every single time.
Our Offer Formula
YOUR OFFER
After Repair Value
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Our Expenses
Let’s break down the four main pieces of that offer so it actually makes sense.
1.) After Repair Value (ARV): Our offers start with what the house will be worth after it’s fully fixed up — granite, stainless steel, the whole nine yards, updated to today’s standards. That’s the After Repair Value. It’s simply what your property would sell for once it’s fully renovated.
2.) Cost of Repairs: Next we figure out what it’ll cost to get the house to that finished condition. We work this out during the walk-through or over the phone.
3.) Our Selling Costs: We usually buy without an agent, but we often re-sell the finished house on the market with one. Between our agent, the buyer’s agent, and two sets of closing costs, that runs about 10% of the final sale price. Add in utilities, insurance, and taxes while we own it, and those costs add up — none of which our team pockets.
4.) Profit: We do have to make some profit to keep the lights on and keep buying houses. We aim to keep it reasonable so we can make offers that actually work for sellers and get more of them accepted.
In Plainer Terms
Our offer is the market value of the house once it’s fixed up, minus everything it costs us to fix it up and resell it (including our profit). That’s it.
Want to estimate your own offer? Try the calculator below.
Sample Cash Offer Calculator
Here’s how to use it: enter your home’s After Repair Value (what it would sell for fully updated) and your estimated repair cost in the two orange boxes, then hit calculate. The tool subtracts our typical selling costs (about 10%) and an estimated profit, and shows a sample cash offer. Not sure of your numbers? A local agent’s estimate or a quick look at renovated homes nearby will get you close on ARV, and we’re always happy to help you ballpark repairs.
Remember, that's an estimate built on a general rule of thumb. Every house and situation is different, so the best way to know your real number is to request a free, no-obligation cash offer.
Say your neighbor's house is nearly identical to yours, and it sold two months ago — but only after they replaced the roof, updated the kitchen and bathrooms, added new appliances, and put in new flooring.
No wonder it sold for $250K — it looks beautiful. Here's how an offer on your house, in its current condition, would shake out:
ARV (After Repair Value): $250K
Cost of Repairs: $60K
Our Selling Costs: $25K (10% of $250K)
Our Profit: $37.5K (15% of ARV, the greater of our two profit estimates)
Your Cash Offer: $127.5K
We base that number purely on the math — not on how motivated you are to sell. And here's the part most sellers don't expect: when repairs come in lower, your offer goes up.
Our Offer vs. Selling With an Agent
Here's the honest comparison. Our cash offer in that first example was $127.5K — in your pocket, on the day you choose, with no fees and none of the hassle of a traditional sale. But what would you actually walk away with if you listed instead?
Say an agent tells you the house will sell for $165K in its current condition. That's not what lands in your pocket — you still pay these costs to sell:
- Agent fees: ~6% (3% each side)
- Closing costs: 2–3% of sale price
- Buyer concessions/repairs: 1–5%, depending on the buyer
- Staging & prep: ~1% to show well
Buyer concessions catch a lot of sellers off guard — nearly every buyer (or their agent) finds something to ask you to fix or credit, and that often runs into the thousands.
All in, it typically costs around 10% of the sale price to sell on the market — sometimes more. Here's the math, best case:
Sale Price = $165K
Minus agent fees (6%) = $9.9K
Minus closing costs (2%) = $3.3K
Minus buyer concessions (2%) = $3.3K
Final take-home ≈ $148.5K — best case, after months on the market.
So you've got a real decision to make. Is the extra money worth the months of showings, repairs, buyer demands, and the risk the deal falls through? For some sellers, yes — and if that's you, we'll happily say so and even point you to a good local agent. For others, the speed and certainty of a guaranteed cash close is worth far more than squeezing out the last few thousand dollars. Only you can make that call.
Why Choose Harmony Home Buyers?
When you're selling your house, you have options — and whichever route you take, we'd rather give you honest advice than a hard sell. Here's what sets us apart.
We make a real offer, not a lowball. A lot of cash-buying companies skip the work we just walked you through. Instead of pricing a house properly, they take a flat percentage of the After Repair Value and make one blanket offer — and plenty of them don't even have the cash to actually close.
For the homeowner, that means a needlessly low offer. It's a numbers game to those companies — they'll throw out 100 offers to get one accepted. We're not here to bad-mouth anyone; we just want you to know how it works so you can spot it. We're a local, BBB-accredited company that's bought 150+ houses across the Carolinas since 2018, and we'll always be straight with you — even when the answer is "list it with an agent."
Want to see the rest of our story? Read more about our company, see what sellers say about us, or check out where we buy houses across North Carolina.