Complete Price Transparency

We believe you deserve to know exactly how we calculate our offers — no surprises, no hidden fees, no last-minute changes. Here’s everything, laid out clearly.

How We Calculate Your Offer

Our offer is based on a straightforward investment formula used by every professional home buyer. We’re not hiding it — here it is in plain English:

The PSW Offer Formula

ARV (After Repair Value) − Repair Costs − Holding Costs − Our Margin = Your Cash Offer

ARV — After Repair Value

What your home would sell for on the open market after full repairs and renovations. We determine this using recent comparable sales in your neighborhood.

Repair Costs

The actual cost to bring your home to sellable condition. We estimate this conservatively — roof, HVAC, plumbing, cosmetics, everything that needs work.

Holding Costs

Taxes, insurance, utilities, financing, and carrying costs while we renovate and resell. Typically 6–12 months of expenses.

Our Margin

The profit we need to make the investment worthwhile. This covers risk, capital costs, and business operations. We’re a business — we’re upfront about that.

      Example: ARV $180,000 − $45,000 repairs − $18,000 holding costs − $27,000 margin = $90,000 cash offer. A traditional agent sale might net more — but 3–6 months later, with uncertainty. We trade speed and certainty for price.
    

What You Will Never Pay

When you sell to PSW Property Solutions, you keep more of your money. Here’s what’s completely off the table:

🏠

No Agent Commissions

Traditional real estate agent fees run 5–6% of your sale price. We buy directly — no middleman, no commission.

📝

No Closing Costs

We cover 100% of closing costs. Title fees, recording fees, transfer taxes — all on us.

🔨

No Repair Costs

Sell as-is. We buy homes in any condition — no repairs, no cleaning, no improvements required.

💰

No Hidden Fees

The number we offer is the number you receive. No last-minute reductions, no surprise deductions at closing.

Our 5-Step Process

From your first call to cash in hand — here’s exactly what happens and when:

You Contact Us

Call (440) 822-8388 or fill out our online form. Tell us about your property — address, condition, your timeline. No obligation, no pressure.

Day 1 — 5 minutes

We Assess the Property

We research your property using public records and comparable sales. For an accurate offer, we’ll schedule a brief walkthrough — typically 20–30 minutes.

Days 1–3

You Receive a Cash Offer

We present a written, no-obligation offer based on our formula above. You’ll see exactly how we arrived at the number. Take as much time as you need.

Within 24–48 hours of walkthrough

You Choose Your Closing Date

Accept the offer and pick your closing date — as fast as 7 days or up to 60 days if you need time. We work on your schedule, not ours.

As fast as 7 days

Close and Get Paid

We close at a local title company. You sign, we wire the cash. No last-minute surprises, no deal falling through, no waiting on buyer financing.

Cash at closing

Frequently Asked Questions

Is your cash offer negotiable?

Yes — offers are starting points, not ultimatums. If you have information that changes the repair estimate or comparable sales picture, we’ll revisit the numbers.

Why is your offer lower than what Zillow shows?

Zillow’s Zestimate assumes the home is in good condition, listed with an agent, and sold to a retail buyer. Our offer reflects actual repair costs, holding costs, and the value of certainty and speed.

Can you really close in 7 days?

Yes. We pay cash — no lender, no appraisal, no mortgage contingency. The main requirement is a clear title. If there are title issues, we’ve navigated those before and will work through them with you.

What happens to my belongings?

Leave what you can’t take. We handle clean-outs at no cost to you. Furniture, appliances, personal items — we’ll sort it. You walk away with what matters to you.

Are there any situations where you won’t buy?

We buy most properties in Greater Cleveland. In rare cases the math doesn’t work — if the ARV doesn’t support a fair offer after costs, we’ll be honest and tell you rather than waste your time.

What if I change my mind after accepting?

You can back out before closing. We move quickly, but we don’t lock people in. The purchase agreement has a reasonable review period.

Do you buy homes with tenants?

Yes. We buy occupied properties, landlord-owned rentals, and inherited homes with tenants. We’re familiar with Ohio landlord-tenant law and handle tenant transitions professionally.

Ready for a Straight Answer?

No sales pitch. No pressure. Just a fair cash offer based on the formula above — and you’ll know exactly how we got there.

Get Your Cash Offer Call (440) 822-8388