The number in your head isn't the number you keep.
Not when you sell the traditional way. Between repairs, agent commission, and months of carrying the house, most of that price quietly disappears before it ever reaches you. This tool shows you exactly how much, and where selling straight to us fits instead. Fill in the left, watch the real number move on the right.
Tell us about the house
Change anything and the number on the right moves with you. Nothing reaches us unless you ask for a call at the end.
Add it to see a satellite view of your place, drawn by Google Maps. We only get your address if you ask for a call at the end.
Your honest guess at the price in good, updated condition, on the open market. Not what it is worth as-is today.
Be honest about the house you actually own. This sets the gap between as-is and fixed-up.
Listing usually means paying for repairs out of pocket first, and waiting to get it back at closing.
Want a sharper number?Answer a few optional questions about the big-ticket items
These are the items that quietly decide a repair bill. Leave any on "Not sure" and the estimate still works.
Watch this move as you answer on the left.
What that number can't promise you
The listing total above is the best case: it sells at your price, the first buyer closes, and nothing goes wrong. Here is what the arithmetic leaves out, with the numbers behind it.
- Your price is a guess until an appraiser agrees. You think it's worth a number. If it appraises below the contract, the lender won't cover the gap and the deal gets renegotiated, and low appraisals almost always get settled in the buyer's favor, not yours. It happens on roughly 8% of purchases. Fannie Mae research
- A signed contract is not a closing. About 1 in 7 pending sales fall out of contract before they close, most of them over what turns up at the inspection. A house that comes back on the market makes the next buyer wonder what's wrong with it. Redfin, 2025
- "Four months" is the good version. Even a solid buyer's loan takes about 44 days just to close once you're under contract, and FHA or VA financing can run past 70. A lender-required repair or a second appraisal moves the finish line again. ICE Mortgage Technology, 2025
- You pay before you profit, and you don't control the trades. The typical seller spends around $5,400 just prepping to list, before any real repairs. And a repair only counts if the contractor actually shows up, finishes, and does it to code, which is on you to chase down and verify. Zillow and Thumbtack
- Permits are the quiet dealbreaker. If old work was done without a permit, you're legally required to disclose it, an appraiser may not count that square footage, and some lenders won't finance the house until it's resolved, which can mean opening up walls for a retroactive inspection. The new buyer will ask. Nolo
- And then there's four months of your life. Show-ready at a moment's notice. Clean constantly. Saturdays gone. Out of the house so strangers can walk through your kitchen. No calculator prices that, but you will feel every week of it.
None of this makes listing a mistake. For a house in good shape, with time and money behind you, these are bumps, not walls, and listing usually wins. The point is narrower: that top number is a hope with conditions attached. A cash sale trades some of it for the one thing the whole list above can't touch, which is certainty.
Figures from Fannie Mae, Redfin, ICE Mortgage Technology, Zillow and Thumbtack, and Nolo, 2024 to 2026.
You have given us enough to have a real opinion, built from your exact answers above.
Here's your whole picture.
You did the work. This is everything the tool has so far, pulled together. The only line still blank is you. Add it and we pick this exact conversation up, no starting over.
First time hearing about us? See exactly how we work →
Or just call, if that's easier
All the meeting is, is a conversation. We take a look at your home and give you an honest opinion of value.
Estimates only, built from typical Dallas-Fort Worth figures in our seller's guide. The listing figures are rough averages, not an appraisal. We do not put a cash number on your house from a screen, on purpose. That comes from an actual conversation about your actual home.