A fair cash offer,in writing,within 24 hours.

Most people who ask us for a cash offer have already had one over the phone from somebody else, with nothing on paper behind it. A number said out loud isn't an offer. It's a conversation. Ours arrives as a document you can read at the kitchen table, show to your daughter, and take to a lawyer if you want to.

Here's every line in it.

The price

One figure, in dollars, for the house exactly as it stands today. Not a range, not a "starting at", and not a number that depends on what an inspector finds next week. Underneath it we set out the three figures we built it from: what comparable Utah homes actually closed at, what the repairs cost, and what it costs us to hold the house and resell it. You can argue with any of the three, and people do.

The closing date

The date you chose on the phone. 7 days if you're in a hurry, or 60 if you need time to find somewhere to go. It's written into the contract rather than left as an intention, which matters, because a date nobody wrote down is a date that slips.

Who pays what

We pay the closing costs, the title fees and the escrow fee. There's no commission, because nobody is listing the house. There's no admin charge, no processing fee, and nothing at all for the offer itself. The only money that comes off your side is what's already owed against the property: a mortgage payoff, a lien, back property taxes.

What isn't in it

No financing contingency, because we aren't borrowing. No appraisal contingency, because there's no lender to order one. No inspection contingency that lets us cut the price after you've packed. Those three clauses are where most house sales come apart, and taking them out is most of what a cash offer is really buying you.

If you'd like to see what one looks like before you give anybody your address, say so on the call and we'll take you through a redacted copy of a contract we've already closed. The whole process the offer sits inside is set out on our sell my house fast page.

"Fair cash offer" is the phrase every buyer in this business puts on their website, us included, and on its own it means nothing at all. Fair is something you test. Here are the three tests, and they work on our number as well as anyone else's.

Ask which sales the number came from

Ask for addresses, closing prices and closing dates. What you want is sales inside the last six months, within about a mile, at a similar size and age. County records in Utah are public, so anything you're told can be checked against them for free. A buyer who won't name the sales is asking you to trust arithmetic you're not allowed to see.

Ask what the repair figure covers

The gap between what the house is worth repaired and what it's worth today is the whole argument, so ask what work got priced in and at what rate. Roof, furnace, water heater, electrical panel, foundation, and anything an inspector would write up. We estimate at contractor prices rather than retail prices. If you think we've priced it too high, get your own bid and we'll look at it with you.

Do the agent arithmetic yourself

This is the test people skip, and it's the one that decides it. Take a realistic list price for the house repaired. Subtract 6% commission, and 1% to 3% in closing costs from your side. Both figures are in the comparison table just below this section. Subtract the repairs a buyer's inspector will find and ask you to credit. Then subtract three months of mortgage payments, property taxes, insurance and utilities while the house sits on the market. What's left is the agent's net, and that is the figure to hold a cash offer up against, never the list price on the sign. We set the same sums side by side on cash buyer vs realtor.

Do that honestly and you'll sometimes find the agent wins. If the house is in decent shape and you can wait three months, listing it will usually net you more than we will, and we say that on the phone before anyone asks. Where a cash sale wins is when time, condition or certainty are worth more to you than the last few percent.

The fourth test: what happens when you hesitate

A fair cash offer survives you thinking about it. Ours carries no countdown, no manager who rings back an hour later with a better number, and no expiry date. If a buyer's price moves the moment you pause, the first price was never real. It's a test worth running on every one of the cash home buyers you speak to, and it costs you nothing but a day of not answering.

The call often opens the same way: "I need to sell my house for cash, and I'd rather not have strangers walking through it every weekend." Once you've accepted, that's mostly what happens. Once the cash offer is accepted the work moves to us and the title company, and you're asked for very little.

The title company opens escrow

We take the signed contract to a Utah title company. They're a neutral third party rather than anybody's employee: they run the title search, hold the money, and handle the paperwork that moves the house out of your name. If you already have a title company you trust, name it and we'll use yours.

Earnest money goes in

We put an earnest money deposit into escrow, held by the title company rather than by us. It's the part of a contract that shows a buyer means it, and it's the quickest way to tell a real buyer from someone collecting contracts to pass along. Ask any buyer you're speaking to how much earnest money they'll put up, and when it lands.

Title work turns things up

The search finds whatever is attached to the house: a second mortgage, a contractor's lien, unpaid property taxes, a sibling on the deed nobody remembered, a judgment from a business that closed in 2009. Most of these are paid out of the purchase price at closing, so they come off your proceeds rather than out of your pocket. The exception is when everything owed adds up to more than the house is worth. That case needs your lender's agreement before anything can close, and we'll say so on the first call if we think it applies to you.

You pick your move-out date

The closing date is the one you chose. If it turns out you need longer, tell us before signing and we'll write the later date in instead. Take the photographs, the paperwork, and whatever else matters to you. Leave the furniture, the appliances, the shed, and the boxes in the basement. Clearing the house is our cost and it's already inside the number.

Closing day

You sign at the title company, or with a mobile notary wherever you are if you've already moved out of state. Funds go out by wire the same day or the next business morning, into the account you nominate, and the title company can issue a cashier's check instead if you'd rather. After that the roof, the taxes and the tenant are our problem.

If you'd rather compare a few buyers first

That's a reasonable thing to do with the largest asset you own, and we'd rather you did it before signing than after. Our page on companies that buy houses sets out the seven questions to ask any of them, ours included, and the towns we buy in are listed on we buy houses Utah.

We've bought 1,300+ houses in Utah since 2016, hold an A+ BBB rating, and average 4.9 across 520 Google reviews. Someone answers the phone at (385) 503-4333 from 8am to 7pm, seven days a week. When you're ready, get your cash offer and we'll call you back within one business day.