Seller calculator
Three ways to sell a house in Indianapolis, side by side: list it as it is, fix it up and list it, or sell it for cash. Every assumption is shown and you can change any of them. It all runs on this page. Nothing you type here is sent to anyone.
This calculator needs JavaScript turned on to use your own numbers. Below is a worked example with our starting assumptions, and further down the page is the math in plain words, so you can work it out on paper.
These are rough estimates, not an offer or an appraisal. Your written offer from us will show the real numbers.
Example numbers for a house worth $180,000 fixed up, with medium repairs.
Left in your pocket, roughly
$94,900 to $143,300
Time: about 2 months
Buyers using a loan often cannot buy a house that needs major work, and buyers may ask for repairs or credits after their inspection.
Left in your pocket, roughly
$105,800 to $149,300
Time: about 4 months
Usually the highest price, if you have the cash and time for repairs. Repairs often run over, and the market can move while you work.
Left in your pocket, roughly
$60,600 to $116,200
Time: about 1 month
This is a common rule of thumb investors use, not an offer from us or anyone. Real cash offers vary. Get more than one, in writing.
Every number the ranges use. The starting values are common figures for Indianapolis, not facts about your house.
Each option starts from the fixed-up value you enter, widened by plus or minus 5% because nobody knows a house's price to the dollar. Then:
List it as-is with an agent. Sale price = fixed-up value, minus repairs, minus what as-is buyers usually take off for the work and the risk (5 to 10% of the value for medium repairs). Then subtract the agent commission (5 to 6%), seller closing costs (about 1.5%) and about 2 months of holding costs.
Fix it up, then list it. Sale price = fixed-up value. Subtract the repairs, the commission, closing costs, and holding costs for the months it takes to fix and sell (about 4 for medium repairs).
Sell as-is for cash to an investor. Many investors start from a rule of thumb: 65 to 75% of the fixed-up value, minus repairs. There is no commission. Many cash buyers pay the normal closing costs. Holding costs are about 1 month.
If you owe anything on the house, the payoff comes out of every option. Holding costs are the taxes, insurance, utilities and loan interest you keep paying until closing; we start at $600 a month.
A price can land higher or lower, and repairs almost never cost exactly what anyone guessed. So each option shows a low end (lower price, higher costs) and a high end (higher price, lower costs). The ranges often overlap. The best choice depends on your time, whether you have cash for repairs, and how much risk you want, not only on the top number.
Want a feel for prices near you? See house sale prices by ZIP code across Marion County.
Send us the address. We look at what similar houses nearby sold for, walk through the house with you, and give you a written offer that lays out all three options with the math shown, including what we expect to earn if we pass the contract to another investor.
