How it works
A simple sale, explained plainly.
Selling a house for cash should not feel like a mystery. Here is exactly what happens, and how we arrive at a number.
A short conversation
You fill out the form or call. We ask about the house, its condition and what you need: timing, moving help, or dealing with tenants or back taxes.
One walkthrough
We see the house once, at a time that works for you. No open houses, no strangers, no need to clean first.
A written offer
You get the price, the closing date and the terms in writing, with the recent sales and repair numbers behind them.
You decide
Take your time. Talk to family, an agent or an attorney if you like. No is a fine answer.
Title company closing
A local title company handles the paperwork, pays off any taxes or liens from the sale, and makes sure the title is clean.
You get paid
You sign on your closing date and receive your money through the title company.
How we arrive at an offer
Every cash buyer uses some version of the same math. We would rather show it to you than hide it.
- After-repair value. What similar houses nearby have sold for recently once they were fixed up.
- Repairs. A realistic estimate of what it will cost to bring the house to that condition: roof, mechanicals, kitchen, baths, flooring, paint.
- Costs of buying and reselling. Closing costs, holding costs like taxes, insurance and utilities during the work, and financing.
- Risk. Houses almost always hide a surprise or two. We price in a cushion so we do not come back later and lower the offer.
Our offer is what is left. It will usually be below what a fully updated house sells for, because we are taking on the repairs, the costs and the risk. In exchange you get a certain sale, no work and your choice of dates.
Who actually buys the house
Sometimes we buy and renovate or rent the house ourselves. Other times we partner with another local investor, or assign our purchase contract to one, and they close on the house. When that is the plan, we tell you in writing before you sign, and the price and closing date you agreed to stay the same.
An honest comparison
A cash offer, or listing with an agent?
Listing usually brings the highest price for a house in good shape when you have time. A cash sale trades some of that price for speed, certainty and no work. Here is what each one typically costs you.
| Listing with an agent | Cash sale to Bro Investors | |
|---|---|---|
| Sale price | Usually the highest, if the house shows well and a buyer's lender approves it | Below what a fixed-up house sells for, because we take on the repairs, the costs and the risk |
| Agent commission | Commonly about 5% to 6% of the sale price in total, paid from your proceeds. Commissions are negotiable. | None |
| Repairs and prep | Often needed: repairs, cleaning and paint up front, then whatever the buyer's inspection turns up | None. Sold as-is. |
| Carrying costs | Mortgage, taxes, insurance and utilities every month until closing | The same bills, but only until the date you pick |
| Time to close | Marion County houses typically spent about 23 days on the market in 2026, and then the buyer's loan still has to close | Commonly 2 to 6 weeks, on your date. Probate or title problems can take longer. |
| Closing costs | Split the way the purchase contract says | Split the way our written offer says |
| Certainty | A loan denial, an inspection or a low appraisal can each end the deal | No loan and no appraisal to wait on |
| Showings | Showings and open houses | One walkthrough |
These are typical ranges for the Indianapolis area, not promises. Days on market is Redfin's Marion County figure for 2026. Your house, your agent and your buyer will differ.
Listing is often better when
The house is in good shape or needs only small fixes, you have a few months, and you want the highest price. If that is you, we will say so.
A cash sale is often better when
The house needs major repairs, there is a deadline like a tax sale, there are tenants or an estate involved, or you just want it done on a date you choose.