How our offer works
Here's the math. Out in the open.
The single biggest reason people don't trust direct buyers is that the number feels like a mystery. Or worse, a trick. So we don't keep it a mystery. Here is exactly how we calculate what we can pay for a house.
The offer math, in ninety seconds.
We'll walk through how a Saving Grace cash offer gets built — out loud, on a whiteboard. Until the video is filmed, the same math is written below.
We look at what your house could sell for, fully fixed up.
This is called the after-repair value. We use closed sales of actual houses near yours, within the last 90 days, that are roughly the same size and style. Not Zillow's estimate. Real sales. We'll show you the three or four we used.
We subtract what it'll cost to get there.
Some houses need a kitchen. Some need a roof. Some need almost nothing. We walk through, write down what we see, and pull the cost from the same crews we've used for years. Their numbers, not ours. You'll see the list.
We subtract holding costs and selling costs.
Property taxes, insurance, utilities while we own it. Plus what it costs to sell it on the open market when we're done — the agent commission, title, recording fees. Usually 8–10% of the after-repair number.
We subtract a margin.
We're a business. We need a margin to keep doing this. Ours runs in the high teens of the work we put in — not of the sale price. We'll show you the percentage on your specific deal.
What's left is your offer.
We put it in writing. The price doesn't change at the closing table. If anything material comes up later — a structural problem we didn't see, a title issue — we'll tell you and we'll tell you what it means, and you can walk away with no penalty within three days of any change.
A worked example
A real house we bought in Pleasant Grove.
Three-bedroom brick ranch, built 1974, 1,420 sq ft. Inherited from a grandparent. Hadn't been touched in twenty years.
That number went on a written PSA. The seller took home that number minus the outstanding property tax balance the county collected at funding. We walked you through the math line-by-line before you signed anything.
If the market or the property changes between offer and close and we genuinely cannot make our number work, we'll tell you in writing — what changed, what we'd need to revise to — and you can decide from there.
How the contract works
Plain English about what you're signing.
- A short option period. Our contracts include an inspection / option period. We use it for what it's for: confirming what we saw at the walkthrough. We try to be in and out inside seven days.
- Bring an attorney if you want one. We're not going to push you to skip a lawyer. If you want yours to review the PSA before you sign, we'll wait. If you don't have one, we can suggest a few names — no referral fee involved.
Want us to run the numbers for your house?
No pressure. We'll show you the math the same way. You can decide after.
Compassionate. Confidential. No pressure.
When you're ready
Share a few details. We listen first, then walk through what's possible — at your pace.