So you’re ready to sell your house, and you want to skip the drama—no open houses, no picky buyers, no financing delays. Just a quick, clean sale. If that sounds like the goal, you’re probably looking into selling your house for cash.
But hold up. Before you jump in, you’re likely asking the big question: How much can I actually expect to get when selling my house for cash? That’s a fair question, and one that deserves a straight answer. Spoiler alert—it depends. But don’t worry, we’ll break it all down for you.
Whether you’ve inherited a house, you’re relocating, downsizing, or just done with a property that’s draining your time and money, this post will help you understand what goes into a cash offer and how to figure out if it’s the right move for you.
What Does “Selling for Cash” Really Mean?
When you sell your house for cash, it simply means you’re selling it to someone who doesn’t need a mortgage or loan to buy it. These buyers are often investors, real estate companies like Bloom Homes, or individuals with ready funds. The sale process moves quickly, and you usually skip inspections, appraisals, and other things that drag out traditional sales.
So no, it’s not shady. No, it’s not a scam. And yes, it can be a smart way to sell—especially when speed, simplicity, and certainty matter more than squeezing every last dollar out of the deal.
What Factors Affect a Cash Offer?
Now for the fun part—numbers. While cash buyers offer less than full retail value, they’re also saving you from repairs, fees, and long waits. The offer isn’t random, though. It’s based on real math. Here’s what goes into it:
1. After Repair Value (ARV)
This is the projected value of the house once it’s been fixed up and brought up to market standards. Cash buyers always start here.
2. Repair Costs
They subtract what it would cost to get the house into shape. This includes both big-ticket items (like roofing, plumbing, electrical) and small stuff (paint, flooring, landscaping).
3. Carrying Costs
These include insurance, taxes, utilities, and anything else the buyer will have to pay while holding the property before reselling or renting it.
4. Profit Margin
Hey, buyers need to make a profit too. Most investors aim for a margin that reflects the time and risk they’re taking on.
5. Selling Costs
If the buyer plans to resell the house after renovations, they’re going to factor in closing costs, realtor fees, and marketing expenses.
Put all those numbers together and you get a cash offer.
Let’s Look at a Real-World Example
Say your house could be worth $600,000 fixed up, but it needs $80,000 in work. The buyer factors in repairs, holding costs, and a margin for risk and profit.
- After Repair Value (ARV): $600,000
- Estimated Repairs: $80,000
- Other Costs (holding, selling, profit): $100,000
- Cash Offer: around $420,000
That might sound low at first glance, but remember—you’re skipping realtor commissions (often 5%), not doing any work, and closing in days, not months. Plus, in many cases, the buyer covers all the closing costs.
What Does That Mean for You?
Here’s what you’re saving by accepting a cash offer:
- No agent fees
- No inspection delays or deal fall-throughs
- No repair expenses
- No showings or cleaning required
- No waiting months for closing
You’re trading some money for a whole lot of convenience. For many sellers, especially those in tough situations, that’s a deal worth making.
How to Know If You’re Getting a Fair Cash Offer
There’s no one-size-fits-all answer, but there are ways to tell if a cash offer is fair.
1. Check Recent Sales in Your Area
Look at what similar homes in similar condition have sold for. Not what they’re listed for—what they actually sold for.
2. Factor in Repair Costs Honestly
Don’t lowball or exaggerate the cost of repairs. Be realistic about what the next owner will need to spend.
3. Understand the Buyer’s Perspective
Remember, a cash buyer is taking on risk. They need room in the deal to fix, hold, and sell the house. If they’re offering you 65–75% of the ARV and your home needs serious work, that’s in the normal range.
4. Compare Multiple Offers
If you’re not sure, get another offer or two. At Bloom Homes, we always encourage sellers to weigh their options—even if that means going with someone else. You should never feel pressured.
Pros of Selling for Cash
Let’s spell it out. Here’s what makes a cash sale appealing to a lot of Ontario homeowners:
- Speed – Close in 7 to 14 days, not 60 to 90.
- Certainty – No buyer financing falling through at the last minute.
- Simplicity – No cleaning, staging, or showing.
- No Repairs – Sell the home exactly as-is, even if it’s outdated or damaged.
- Less Paperwork – Straightforward contracts with fewer hoops to jump through.
If that sounds good, then get in touch. It could be the easiest move you’ve ever made.
What About Selling With an Agent Instead?
Listing your house the traditional way can still work, especially if:
- Your house is in great shape
- You’re in no rush
- You want top dollar
- You’re okay paying realtor commissions
- You don’t mind showings, cleaning, and possible repair requests
But for many homeowners in Ontario, it’s just not the right fit—especially if the house is vacant, inherited, needs work, or is part of a larger transition like divorce or downsizing.
The choice really comes down to this: Do you want the most money, or the least hassle?
Other Options If You’re Not Sure Yet
If a cash sale doesn’t feel like the right move, but listing feels like too much work, there are other ways to sell.
Seller Financing
You become the bank, the buyer pays monthly, and you collect steady income over time. Great if you own the house outright.
Lease-to-Purchase
Let a tenant move in with the option to buy later. This gives you rental income now and a sale down the road.
At Bloom Homes, we don’t just buy houses for cash—we help Ontario sellers figure out which option makes the most sense for them.
So, How Much Will You Really Get?
Bottom line: most cash offers fall in the 60–75% range of your home’s potential value, depending on its condition. If your house is spotless, you might do better listing it. But if you need to sell quickly, avoid repairs, and move on, a fair cash offer can be a game-changer.
Want to find out what your house might go for today? Contact Bloom Homes for a no-pressure cash offer. We buy houses all over Ontario, in any condition, and we’ll tell you the truth—even if that means pointing you to another solution.
You don’t have to guess what your house is worth. Let us show you exactly what you can expect—and how fast you can make it happen.