How We Calculate Offers

How Much Will Cash Buyers Pay For My Texas Home

You might be wondering if cash home buyers in Texas only offer low-ball prices. While that can sometimes be the case, many people overlook the advantages of cash offers: speed, convenience, and certainty. In fact, selling your house for cash can often net you the same profit as other selling methods. At Good Vibes Homebuyers, we're not just another cash buyer for homes – we're your neighbors in San Marcos and the surrounding areas, committed to giving you the best deal possible.

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How Cash Buyers Calculate Home Value

Step 1
Home Value Starts With You

When you're looking to sell your house cash, the process begins with you. Tell us about the features that make your home special, and we'll use that information to provide a more accurate home valuation. As cash homebuyers, we value your input and insights about your property.

Step 2
Cash Buyers Use Comps

Like realtors, we rely on comparables (comps) to calculate home value. We look for homes with similar features that have sold in your neighborhood within the last 3 months. This helps us ensure our cash offer for your house is fair and competitive.

Step 3
House Location and Square Footage Matters

While sellers can change many things about a house, its location is permanent. Homes located near everyday conveniences and away from less desirable areas can increase in value. As cash house buyers, we take these factors into account when making our offer.

Step 4
The Market Impacts Home Values

The housing market fluctuates based on supply and demand. When interest rates and inflation are low, demand is high, and home values increase. When they're high, demand drops, and home values decrease. As experienced cash buyers for homes, we stay on top of these trends to ensure our offers are always fair.

Step 5
Cash Buyers Don't Value These

As professional home cash buyers, we don't rely on online home valuation tools. These estimators are rarely accurate as they use city-wide averages instead of neighborhood-specific data, and they can't assess a home's true condition. We prefer a more personalized approach when making cash offers for homes.

Step 6
Personal Touch Matters

At Good Vibes Homebuyers, we believe in adding a personal touch to our valuation process. We take the time to understand your unique situation and needs. This approach allows us to tailor our cash offer for your home, ensuring it's not just a number, but a solution that works for you.

How Much Do Cash Homebuyers Pay?

Every cash house-buying company in Texas has one common goal: making a profit. But not all pay the same cash price! Let's break down the different types of cash buyers and what you can expect from each.

Cash wholesalers - pay the lowest price

Wholesalers aren't true cash buyers for houses. They're middlemen who contract with sellers and then assign their purchase rights to a real cash buyer for a higher price. With wholesalers, three parties are looking to profit: the seller, the buyer, and the wholesaler. This often results in the lowest offer for your home.

Home flippers - pay a better price

Home flippers typically have fixed overhead costs that amount to about 20% of a home's after-repair value. They also factor in repair costs and their desired profit. While their offers are usually better than wholesalers, they still need to leave room for their renovation costs and profit margin.

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Rental home cash buyers pay the best price

As rental home buyers, we at Good Vibes Homebuyers can often pay the highest cash price. Why? Because we're in it for the long haul. We know that home values will increase over time, offsetting our initial investment. Our overhead costs are lower (just 5-10%), and we don't need to perform expensive renovations required for homes listed on the MLS.

What type of Texas home cash buyer are we?

Good Vibes Homebuyers has been in business since 2019. We're a rental property cash buying company with more than 30 central Texas rentals. Our goal is to guide sellers down their best path, even if that path doesn't involve us. We're not just another "we buy homes cash" company – we're your neighbors, committed to providing friendly service, convenience, and the highest price for your home.

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The Cash For Houses Steps Are Simple

Find out what your home is worth by requesting free offers from our all-cash homebuyers.

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Offers Requested
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Get Instant Offers

No need to provide your contact information, just enter your property address, confirm a couple details about your Texas home, and receive a free home valuation instantly.

Get Multiple Custom Offers

Within seconds, you'll receive a cash offer and multiple seller finance offers for your home. Our "we buy houses cash" and “seller finance” options are no-obligation and can even exceed market value!

Choose Your Best Option

Accept the best offer to sell your Texas home and within 24 hours we'll contact you to schedule a virtual or in-person tour of your house. After we’ve evaluated the features of your home, your offer is guaranteed. It's that simple!

Pick Your Perks

If we earn the privilege to buy your house in Texas with cash, we guarantee your offer won't change. Sellers also get to pick from perks like a Free Local Move, a Cash Advance, and the option to Sell and Stay in your home for up to 6 months after closing.

Here's How We Calculate Your Fair Cash Offer

At Good Vibes Homebuyers, we use a transparent formula to create a custom offer for your home:

Your Offer = [After Rehab Value] – [Rehab Costs] – [Our Selling Costs] – [Our Minimum Profit]
  1. After Rehab Value (ARV)

    ARV is the market value of a house after it's been rehabbed. ARV is calculated based on a variety of public sources which catalog & analyze similar properties listed for sale & properties that have sold near the subject property.

  2. Rehab Costs

    After we purchase a property, this is what it costs us for a contractor to rehab a home so that it achieves its ARV.

  3. Our Selling Costs

    While we buy houses without involving realtors, after we rehab & are ready to sell a property, we do have to use a realtor. Therefore, we have to pay realtor commissions plus closing costs, staging costs, & concessions to the buyer such as closing cost credits, repair credits, interest rate buydown, & a home warranty. But that’s not all, we also have to pay property taxes, utilities, yard maintenance, interest payments, & insurance. When you sell directly to us, you avoid all these expenses which average 20% of the ARV.

  4. Our Minimum Profit

    This is a business after all, & we wouldn’t be able to buy more houses, help more sellers, pay contractors, pay ourselves if we didn’t make some sort of profit. But unlike other investors who expect a 15% profit, we focus on big volume, no big profit, so that we can offer you the highest possible cash price. This means our offers are based on just a 10% minimum profit

  5. Our Goal

    Provide the information necessary for you to make the best decision for your unique situation, even if that means not selling to us, while offering you the highest possible cash price which allows us to reasonably expect a 10% profit.​

How We Calculate Your Seller Finance Options

At Good Vibes Homebuyers, we use a transparent formula to create a custom offer for your home:

Your Offer = [After Rehab Value x 80% to 125%] – [Rehab Costs]
Your Terms = [Down Payment] + [Monthly Payments] + [Balloon Payment]
  1. After Rehab Value (ARV)

    ARV is the market value of a house after it's been rehabbed. ARV is calculated based on a variety of public sources which catalog and analyze similar properties listed for sale and properties that have sold near the subject property.​
  2. Rehab Costs

    After we purchase a property, this is what it costs us for a contractor to rehab a home so that it achieves its ARV.​
  3. Down Payment

    Sellers receive a down payment at closing that ranges from 1% to 20% of Your Offer. For typical situations we cap the down payment at $60,000.
  4. Monthly Payment

    Sellers receive monthly payments throughout the life of the loan that range from 10% to 35% of the monthly rent.​
  5. Balloon Payment

    Sellers receive a lump sum payment that pays off the loan in full within 36 to 180 months.​​
  6. Our Goal

    Pay you the highest possible price and offer you the most favorable terms to then hold the investment as a rental that produces for us breakeven ($0) cash flow. ​

Other Resources About What We Can Pay

How Long Is an Appraisal Good For in Texas

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A Home's Cash Value

Can you count on a Texas cash homebuyer to provide you with an accurate value for your home? See how they determine market value, how they calculate offers, & learn what they can pay!

The Best Way To Sell A Home Cash

Get the highest cash price with no fees, contingencies, and bank approvals!