How We Calculate Your Cash Offer

Most “we buy houses” companies keep their numbers a mystery. We don’t. Here is the exact framework Optimum Home Buyers uses to make every cash offer in Collin County — so you can check our math before you ever sign anything.

The formula

Your Cash Offer = After-Repair Value (ARV) × 85–90% − Repair Costs

After-Repair Value (ARV) — what your house would sell for on the open market after being fully updated. We determine this from recent comparable sales in your neighborhood, the same way an appraiser or the Collin Central Appraisal District looks at value.
The 85–90% factor — covers our selling costs, holding costs (taxes, insurance, utilities while we renovate), closing costs on both ends, and our minimum profit for taking on the risk. Nothing is hidden inside it.
Repair Costs — what it will actually cost to bring the house to full market condition. We walk the property with you and share the line items.

A worked example

Say you own a house in McKinney that would be worth $400,000 fully updated, and it needs $45,000 of work (roof, HVAC, flooring, paint, kitchen).

ARV: $400,000
ARV × 87.5%: $350,000 (covers selling, holding, and closing costs plus our margin)
Minus repairs: $350,000 − $45,000 = $305,000 cash offer

Compare that with listing: on a $355,000 as-is sale you would typically pay agent commissions, seller closing costs, repair concessions after inspection, and 2–3 months of mortgage, taxes, and utilities while you wait — and the final number often lands in a similar range, just slower and with more uncertainty. Sometimes listing IS the better outcome. We’ll tell you honestly when that’s the case — and we can refer you to a trusted, licensed local agent we partner with, at no cost to you.

Why our offers don’t change at the closing table

The offer we make after seeing the property is the amount you receive at closing. No fees, no commissions on the cash sale, no last-minute “inspection renegotiation.” We close through established Texas title companies, and you pick the closing date — as fast as 7 days or as far out as 60.

Check our math yourself

Look up your property’s assessed value at the Collin Central Appraisal District, review recent sales in your neighborhood, and verify any Texas real estate license at the Texas Real Estate Commission (TREC). Then request your offer or call us at 469-699-4316 — we’ll show you every number behind it.