How the offer is built. We start from the after-repair value, which is what
your Orlando house would sell for once it is fully repaired and updated. We take
68 percent of that, then subtract what the repairs will actually cost.
The remaining 32 percent covers our purchase costs, the holding costs
while the house is being renovated, the resale costs on the back end, and our margin.
Your offer = (after-repair value × 68%) − repair costs
The repair figures we use. These are per square foot of heated living area,
and they are the same numbers we use internally on Orange County houses before we ever see the
property:
| Move-in ready | $6 per square foot |
| Light cosmetics | $18 per square foot |
| Needs real repairs | $38 per square foot |
| Major work needed | $65 per square foot |
What listing costs a seller in Florida. Seller-side costs here run about
6.25 to 9 percent of the sale price all in. The comparison on this page uses the conservative
middle of that: 5.5 percent agent commission, about 2 percent in
documentary stamps, owner's title policy, settlement and lien search fees, and
3 months of taxes, insurance, utilities and upkeep at 0.25 percent
of value per month while the house sits on the market. That is roughly
8.25 percent of the sale price, and it comes out of the seller's proceeds.
On top of that, a seller listing a house that needs work usually has to spend the repair
money first, because an appraiser flags the roof and the air conditioning and an inspection
report prices the rest.
What we take on instead.
- Every repair, including the roof and the air conditioning
- The cleanout. Leave anything you do not want
- Liens, open permits and probate paperwork
- Closing costs, and the title company's fees
The honest caveat. If your home is in good condition, you have equity, and
you can wait sixty to ninety days, listing with a good agent will usually net you more money
than we will. We say that here and on every page of this site because it is true. Our offer is
built for sellers who would rather have a closing date they can count on, no repair spending,
and no cost of their own, than squeeze out the last few percent.
This is an estimate, not an offer. It is built entirely from numbers you
typed in. A real offer comes after we pull the county record and the recent comparable sales
near your property, and it can land higher or lower than this.
