The Cash Offer Process, Step by Step
Step 1 — Tell Us About the Property
Fill out the form or call us directly
Share the property address, who is currently living there, and your preferred timeline. That is all we need to get started. The form takes about two minutes to complete.
We review the details right away
Once we have your information, we begin our analysis. We pull recent sold comparables from the MLS in your specific neighborhood, assess the property’s current condition, and identify any title or escrow considerations — liens, HOA balances, occupancy status — that affect the offer. This is not a cursory glance. It is the same analysis process we have used on every transaction for 25 years.
If a property walkthrough is needed, we schedule it at your convenience. It typically takes 30 minutes or less and puts no obligation on you.
Step 2 — Receive Your Written Cash Offer
No Obligation. No Pressure. No Surprises.
After reviewing the property, we present a written cash offer built through our Seller Option Underwriting Platform — the same documented analysis process we use on every property. The offer reflects current MLS comparable sales in your specific neighborhood, component-level renovation costs, and your preferred timeline. It is presented as a formal purchase agreement before you commit to anything.
What “written” means here
Written means documented. The purchase price, proposed closing date, and all terms are on paper before you make any decision. The offer you receive is one we have already confirmed we can close — not an opening number we intend to renegotiate once you are under contract.
If a material fact about the property changes between offer and closing — something neither party knew at the time of signing — we will address it transparently and in writing. Outside of that, the number you see on the offer is the number you see on the settlement statement.
Step 3 — Choose Your Closing Date
Your timeline, not ours
Accept if the offer works for your situation. Pick a closing date — we can typically close in 7 to 14 days, or later if you need more time to prepare. We open escrow, coordinate all paperwork, and manage the closing logistics through a licensed Arizona title company. You sign, funds are disbursed, and the sale is done.
Need time to move after closing?
We can arrange a post-close occupancy period, so you are not forced out on closing day. Tell us your situation when you submit your property details, and we will build the timeline around you.
Ready to get started? Get your written offer →
How We Calculate Your Cash Offer
Most cash buyers estimate renovation costs using a flat price-per-square-foot formula — the same number whether the property needs paint and carpet or a full gut renovation. Because we operate our own renovation companies, our repair budgets are built component by component.
We model three tiers for every property: good, better, and best — each matched to a specific exit strategy and a realistic resale price at that condition level. That is why our renovation number going into the offer is accurate, and why the offer does not change at the closing table.
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The Seller Option Underwriting Platform (SOUP)
Every offer we make is built through our Seller Option Underwriting Platform — SOUP — a proprietary analysis process developed over 25 years of Arizona transactions. It brings together four inputs:
Current market data
We pull recent sold comparables directly from the MLS in your specific neighborhood — not regional averages. Market conditions vary block by block in Arizona, and our offer reflects the actual sales activity around your property.
Component-level renovation costs
We do not estimate repairs by the square foot. We assess each component — roof, HVAC, electrical, plumbing, flooring, kitchen, bathrooms — and model costs at three tiers based on what each exit strategy requires. This gives us a renovation number we can stand behind, not one that gets revised after you sign.
Seller variables
Timeline, occupancy, liens, HOA balances, probate status, and any other factors specific to your situation are built into the analysis. These are not afterthoughts or post-offer deductions. They are factored in from the start.
Exit strategy confirmation
Before we make an offer, we confirm the exit strategy — whether we are holding, renovating and reselling, or pursuing another path — and verify the numbers support that strategy. If they do not, we will tell you that directly rather than make an offer we cannot close.
The result is a documented offer built on real numbers. Not an estimate designed to change later.
A note on the 70% rule
You may have read that cash buyers apply a standard formula: 70% of a home’s after-repair value, minus estimated repair costs. Many do. That formula exists because it is fast, and it protects the buyer’s margin when repair costs are unknown. The problem is that it produces an offer built around the buyer’s risk tolerance, not your property’s actual numbers.
We do not use the 70% rule. We build renovation budgets component by component, pull comparable sales from your specific neighborhood, and confirm the exit strategy before making an offer. The result is a number we can close, not a formula we are starting from. If our offer is lower than you expected, we will show you exactly why. If a different structure serves you better, we will show you that too.
Ready to see what the numbers look like on your property? Get your written offer →
What Selling to Us Removes from the Process
No repairs or cleaning required
We purchase Arizona homes in their current condition. Property condition is factored into the offer from the start — there are no last-minute deductions for things we already knew about when we made the offer.
No agent commissions or fees
There are no listing commissions, buyer agent fees, or service charges of any kind. We cover all standard closing costs. The net proceeds shown on your settlement statement are the proceeds you receive.
No open houses or showings
You do not need to stage the property, coordinate access, or manage buyer traffic. We purchase directly — the transaction is private from first contact to closing.
No waiting on financing contingencies
We purchase with our own capital. There is no lender involved on our side, no financing contingency, and no risk of a deal falling through because a buyer’s loan did not close.
See how a cash sale compares to a traditional listing — the full side-by-side is below →
Situations We Work With Every Day
Our 2,000+ transactions cover a wide range of circumstances. We are familiar with the complications that come with each one.
Foreclosure
We can move quickly when the timeline is critical. If you are behind on payments, the earlier you contact us, the more options we have to work with.
Bankruptcy
A home sale during active bankruptcy requires trustee approval and, in some cases, court confirmation before it can close. We are familiar with the process and can work within those requirements. Timeline depends on where you are in the process — share the details when you contact us, and we will tell you what is possible.
Probate
We work with estate representatives and executors. The timeline depends on the stage of the court process, and we can walk you through what needs to be in place before a sale can close.
Divorce
A clean, neutrally handled sale removes one major variable from an already difficult process. We work with both parties and their attorneys when needed.
Inherited property
Whether the property needs work, has tenants, or has been vacant for years, we can purchase it in its current condition.
Tenant-occupied
We purchase tenant-occupied properties and work around existing lease terms, access schedules, and communication preferences.
Out-of-state sellers
Most remote closings are completed through escrow with no travel required. A significant share of our sellers never visit Arizona during the transaction.
Properties with liens or title issues
These situations are typically resolved through escrow. We identify what is needed early in the process, before you commit to anything.
We buy houses across 30+ Arizona cities — see all service areas.
What Sellers Say After Closing
“Selling my two rental properties in Florence and Casa Grande seemed impossible. But We Buy Houses Arizona bought both homes in a snap. I’m thrilled with the offers I got and the top notch service they provided.”
— Howard M. / Casa Grande, AZ
“After we talked to a few realtors, we learned our house wasn’t worth what we thought. Plus the homes were selling slowly in our neighborhood. We wanted to sell our home fast in Apache Junction and skip the wait. We Buy Houses Arizona answered our prayers. Fantastic experience!”
— Ivy and Richard / Apache Junction, AZ
“Going through a tough divorce, I needed to sell my home fast. We Buy Houses Arizona’s smooth home buying process made it quick and painless. Realtor commissions and fixing the house up was not an option. They turned a difficult situation into a positive experience.”
— Becky C. / Phoenix, AZ
“I needed to sell my house, receive the funds, and relocate to Texas. We Buy Houses Arizona expertly guided me, addressing my concerns and clarifying my questions. Their assistance made my transition smooth, and now I’m happily settled in my new home.”
— Joanna H. / San Tan Valley, AZ
“We Buy Houses Arizona was amazing. I couldn’t afford my mortgage, but they paid more for my home than any other home buying company offered. The entire process was stress-free and easy. Thank you.”
— Angie M. / Apache Junction, AZ
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Questions About the Process
How do I know this is a legitimate transaction?
Every closing goes through a licensed Arizona title company — not us. The title company handles fund disbursement, deed transfer, and all legal documentation. You can verify our BBB A+ accreditation and read our Google reviews before you contact us. We have been operating in Arizona since 1999 under the same name and ownership.
Can I trust the offer you give me?
The offer is built on documented inputs — MLS comparable sales, component-level renovation costs, and confirmed closing figures. It is a formal written purchase agreement, not a verbal estimate. We close over 99% of accepted offers. If a property has complications, we identify them before the offer stage, not after you have signed.
What if my situation is complicated?
We have handled probate sales, properties with active liens, tenant-occupied homes, divorce situations, foreclosure timelines, and out-of-state closings for 25 years. Complicated is not unusual for us. Share the details when you submit the property and we will tell you directly what we can do.
Is a cash offer the right choice for me?
A cash offer will typically be below what a fully prepared, move-in-ready home would sell for on the open market. What we offer in exchange is certainty — a documented price, no repair costs, no commissions, no financing contingencies, and a closing timeline you control. Whether that trade-off makes sense depends on your property’s condition, your timeline, and what getting it listing-ready would actually cost you. We provide a documented side-by-side comparison so you can make that assessment with real numbers.
Still have questions?
Call or text (480) 444-2274
Cash Offer vs. Listing with an Agent — What the Numbers Actually Look Like
A cash offer is not right for every seller. A traditional listing is not right for every seller either. The right choice depends on your property’s condition, your timeline, and what it would actually cost to get the home listing-ready. Here is what the two paths typically look like side by side.
| CASH OFFER (We Buy Houses AZ) | TRADITIONAL LISTING (Agent + MLS) | |
| Offer timeline | 1 business day | Days to weeks to receive offers |
| Closing timeline | 7–14 days (or your date) | 30–60 days after accepted offer, subject to financing and inspection |
| Repairs required | None | Varies — often $5,000–$30,000+ before listing |
| Agent commissions | None | Typically 5–6% of sale price |
| Seller closing costs | None — we cover standard costs | Typically 1–3% of sale price |
| Financing risk | None — we purchase with our own capital | Buyer financing can fall through |
| Showings | None | Multiple, often weeks of access required |
| Price certainty | Written and fixed before you sign | Subject to appraisal, inspection negotiations, and buyer requests |
| Post-close occupancy | Available on request | Rare — buyer typically wants possession at closing |
The gap between a cash offer and a listed sale price is real. What narrows that gap is the cost of repairs, commissions, carrying costs during a listing period, and the risk of a deal falling through. For some properties and situations that math clearly favors listing. For others, it clearly favors a direct sale. We will show you both numbers so you can decide with accurate information, not estimates.
Get a fair cash offer and compare your numbers side by side.
Ready to Find Out What Your Home Is Worth?
You know how the process works. When you are ready — no pressure, no obligation — submit your property details, and we will put a real number on paper. If your situation is time-sensitive, tell us. We can move as fast as you need.
We buy houses across Arizona — from Mesa and Phoenix to Chandler, Gilbert, Tempe, Scottsdale, and 25+ additional cities statewide. See all the areas we serve at our service areas page, or go directly to your city for local details and a cash offer.
Hours: Available 24/7 — Live or assisted response any time.
Rather talk about it? Call or text (480) 444-2274
Content reviewed by Stephen W. Rockwell — Arizona direct cash home buyer, founder since 1999, 2,000+ transactions. Updated March 2026.