Thinking about selling? Most people head straight for the market, list with an agent, and hope for the best.
But the number in your head isn't the number you keep.
This free tool walks you through what listing on the open market would honestly leave you. Fair warning: it is not a Rise cash offer, and ours is usually lower. It is just an honest benchmark to have before you decide anything, because most people do not realize everything that goes into a sale. Fill it in and watch your number move.
Tell us about the house
Change anything and the number below moves with you. Nothing reaches us unless you ask for a call at the end.
Type it in and we'll pull up 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. This is your own opinion of value, not an appraisal or our number, and that is exactly what it should be.
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.
An estimate for the open market. Not a Rise offer, our cash number is separate and usually lower.
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. Tap any point below to see 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. Add your number and we'll turn all of this into a real cash offer, the honest floor to hold these listing figures up against. No pressure, no obligation. Worst case, you walk away with a number in your back pocket.
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.
Here is the honest tradeoff. Nearly every number on the market side of this page is a guess and a hope. Plenty of sellers are right to roll the dice on the open market and come out ahead. But a cash offer is guaranteed. No guesswork, no gamble, no deal falling apart in week six. For a lot of people the market is worth the risk. For some, in the right situation, certainty is worth more than the extra dollars.
What we offer is different
Convenience and a guaranteed number. No guesswork. Close on your terms.
If you would like that as a second option to set beside everything above, we would be happy to talk.
Estimates only, built from typical Dallas-Fort Worth figures in our seller's guide. The starting value is your own opinion of the market, not an appraisal or our valuation, and the listing figures are rough averages. 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.