Is a cash offer worth it compared to listing my house?

A cash offer is usually below full retail price — that is the honest tradeoff. But sellers who list typically spend about 3% sprucing up the home, pay about 6% in agent commissions, and in this market often credit another 3% toward the buyer's closing costs, plus carrying costs during 60 to 120 days on market. When you compare actual net proceeds, the gap is often smaller than expected — and a cash sale removes the repairs, showings, and financing risk entirely.

Need a cash offer for your house or home in Jacksonville? My Fair Market Offer makes direct, as-is cash offers — typically starting around 80% of full retail value, minus repairs, holding, and closing costs — and we show you exactly how we calculated every number. No repairs, no showings, no agent commissions.

Cash Offer for My House — Jacksonville, FL

Q: How do you calculate a cash offer for my home?

We typically start at about 80% of your home's full retail value, then subtract the repair budget, holding costs, and closing costs. Because Bryce Spraggins is a licensed Florida real estate broker (BK3428627), there are no agent commissions inside the deal — that savings goes back into your offer. We walk you through every number so you can see exactly how we got there.

Q: Is the cash offer free and no-obligation?

Yes. The property visit takes about 20 minutes, the written offer is free, and there is never any obligation or pressure to accept. You are welcome to compare it against other offers or a traditional listing.

Q: How fast will I get my cash offer?

You receive a written cash offer within 24 hours of our visit. If you accept, we can close in as little as 3 business days when title is clear — or on a later date you choose.

Q: What if my house is outdated or needs major repairs?

We buy outdated homes all the time. If nothing has been remodeled in roughly the last 5 years, we typically plan a full remodel including major systems like the roof, AC, and foundation — a quick ballpark is about $66 per square foot. Don't let that number scare you: call us and we will give you a real number for your specific house.

Get a fair, transparent cash offer for your house or home in Jacksonville and Northeast Florida.

Sell your home as-is
No repairs needed
No agent commissions
Written offer within 24 hours of our visit
Close quickly when title is clear

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How We Calculate Your Cash Offer

Most cash home buyers won't tell you how they price an offer. We will — it's literally in our name. Here's the actual formula we use on every house and home we buy:

Start at roughly 80% of full retail value

We look at what your home would sell for fully updated on the open market (recent comparable sales in your neighborhood), and start the offer at about 80% of that number.

Subtract the repair budget

Honest truth: repairs are almost never zero. Even a home you'd call perfect and retail-ready usually needs $5,000–$10,000 before resale. If the home is outdated — meaning nothing has been remodeled in roughly the last 5 years — we typically plan a full remodel including the majors like roof, AC, and foundation. A quick ballpark for a full remodel is about $66 per square foot. Don't let that number scare you — call us at (904) 773-2274 and we'll give you a real number for your specific house.

Subtract holding and closing costs

While we own the home we pay taxes, insurance, and utilities, plus closing costs on both ends — typically around 5% on the front end when we buy and around 8% on the back end when we resell. Here's our edge: a big piece of those back-end costs is normally agent commission, and because Bryce is a licensed Florida real estate broker (BK3428627), he doesn't charge himself. That savings goes back into your offer.

What's left is your offer — and you keep all of it

The number we hand you is the number you walk away with. No commissions, no fees, no closing cost deductions charged to you, and we go over every line of the math together.

Want to see the formula on a real house? Watch Bryce break down an actual Jacksonville offer, number by number.

Cash Offer vs. Listing Your Home: What You Actually Net

A cash offer is below full retail price — we won't pretend otherwise. But "retail price" isn't what sellers actually net. To list a home at full retail in this market, count on spending about 3% to spruce the place up, about 6% for both agents, and about 3% helping the buyer with closing costs. Here's what that looks like at a few price points:

	$200,000 home	$300,000 home	$400,000 home
Listing at full retail
Retail asking price	$200,000	$300,000	$400,000
Spruce-up to list (~3%)	−$6,000	−$9,000	−$12,000
Agent commissions (~6%)	−$12,000	−$18,000	−$24,000
Buyer closing cost credit (~3%)	−$6,000	−$9,000	−$12,000
Estimated retail net*	≈ $176,000	≈ $264,000	≈ $352,000
Typical timeline	60–120+ days, plus showings, inspections, and financing risk
Selling to My Fair Market Offer
Cash offer starting point (~80%)	$160,000	$240,000	$320,000
Repairs, holding & closing	Calculated for your specific property — and shown to you line by line
Commissions & fees charged to you	$0	$0	$0
Your net	The full offer amount — what we offer is what you get
Typical timeline	Written offer in 24 hours, close in as little as 3 business days

*Illustrative estimates, not a quote. Retail figures assume a move-in-ready home; even those typically need $5,000–$10,000 in work before listing. Every cash offer is calculated individually based on your home's condition, location, and title situation.

Who's Making the Offer

My Fair Market Offer is run by Bryce Spraggins, a Florida licensed real estate broker (BK3428627) who has been buying houses in Jacksonville since 2009 — hundreds of transactions, BBB accredited with an A rating, and a 5.0-star rating across 70+ verified reviews. Bryce personally visits every property before making an offer. There are no wholesalers and no middlemen — the person looking at your home is the person buying it.

Bryce Spraggins guiding a Jacksonville FL homeowner through cash sale closing documents

Read our reviews | About Bryce Spraggins

Why Homeowners Request Cash Offers

The house needs repairs

We buy houses and homes as-is, including properties with major repairs, outdated interiors, roof issues, cleanup needs, or deferred maintenance.

The property is inherited

If you inherited a house, we can help you understand your options and work through the sale process.

Foreclosure pressure

If an auction date is approaching, a cash sale may be one option to explore quickly.

You want a simpler sale

No open houses, no repeated showings, no repair lists, and no waiting on buyer financing.

What Types of Houses Do We Buy?

Probate houses

Inherited homes

Foreclosure situations

Vacant houses

Major repairs

Code violations

Bad tenants

Outdated properties

Cash Offer Questions, Answered

How do you calculate a cash offer for my home?

We start at about 80% of your home's full retail value, then subtract the repair budget, holding costs, and closing costs. Because Bryce is a licensed broker, no agent commissions come out of the deal — that savings goes back into your offer. We walk you through every number.

Is the cash offer free and no-obligation?

Yes. The visit takes about 20 minutes, the written offer is free, and there's never any pressure to accept. Compare us against anyone.

How fast will I get my offer?

You'll have a written cash offer within 24 hours of our visit. If you accept, we can close in as little as 3 business days when title is clear — or on a later date you choose.

Is a cash offer worth it compared to listing?

It depends on your priorities. Listing usually grosses more but costs roughly 12% in prep, commissions, and buyer credits — plus months of carrying costs and uncertainty. A cash offer trades some top-line price for speed, certainty, and zero out-of-pocket costs. The table above shows the honest math.

What if my house is outdated or needs major repairs?

That's most of what we buy. Outdated homes typically get a full remodel — roof, AC, foundation included — which ballparks around $66 per square foot. Don't let that scare you; call (904) 773-2274 and we'll give you a real number for your house.

Helpful Resources

How We Buy Houses Sell My House Fast Jacksonville Probate Property Sales Foreclosure Help Watch Our Video Guide

Ready for a Real Number?

Send us the property information and we'll review it — written offer within 24 hours of our visit.