How Much Do Cash Home Buyers Pay In Idaho?

“How much do cash home buyers pay in Idaho?”

This video and article will help take the mystery out of how much cash home buyers pay in Idaho.

If you are thinking about selling your home in Idaho quickly for cash, you’ve probably wondered “How much do cash home buyers pay in Idaho?” While some home buying companies try to keep their process secret, at Brady Buys Houses we believe in transparency so that you know you’re getting a fair offer for your home. 

After Renovation Value

One of the main factors in how much cash home buyers pay in Idaho is what’s called the After Renovation Value (ARV). This is the price that a buyer would pay for your property if it were listed on the MLS with a real estate agent AFTER all of the necessary repairs and improvements have been completed to bring the property up to today’s standards of appearance and functionality. To find the ARV, we use the same methods that an appraiser does. We start by finding properties that have sold recently, preferably within 6-12 months, in a similar location, that are similar in size, similar in age, with a similar number of bedrooms and bathrooms, and a similar sized lot or piece of land. These are called comparable sales or comps. Since we seldom find comparables that perfectly match your house, we then make adjustments based on the differences in your property as compared to the comps. These could be differences in the condition and age of your home, differences in amenities and features like if one has a garage while the other doesn’t, or differences in specific location like if one property is abuts a noisy, major highway while the other is on a quiet cul de sac.  If you’ve ever purchased a home with a mortgage, you’ve probably seen this process in the appraisal report that was provided by the appraiser.

Renovation Budget

After establishing the ARV of your property, then subtract the renovation budget required to bring the property up to that ARV to help figure out how much cash home buyers pay for your house in Idaho. This sometimes includes major items like a new roof, replacing heating, electrical and plumbing systems, fixing foundation issues, replacing kitchen and bathroom cabinetry and countertops, and even what we call “full gut, down to the studs” demolition and renovation. But it also includes smaller details like replacing fixtures and hardware to appeal to modern taste and preference or updating paint and floor coverings to modern neutral colors. Some of the homes we buy only need minor updates while others need just about everything, but we seldom see any properties that don’t need any work at all to get them ready to resell or rent to today’s discerning buyers.

Transaction Costs

Next, we subtract transaction costs when figuring out how much we can pay for your house in Idaho. Since the majority of the houses we buy are intended to renovate and resell, we have to factor in the expenses we will pay when reselling the property. Since we fix homes up to perfect, modern-day standards, we usually end up selling them on the MLS through a real estate broker who generally charges 6% of the ARV. We also pay all of the typical seller’s expenses to the title company at closing, which typically range from 1-3% of the sale price.

Carrying Costs

Time is also an important factor in how much cash home buyers will pay for your house in Idaho. The longer it will take for us to buy your house, fix it up to be ready to rent or sell, the more expensive it is for us to pay the utilities, taxes, insurance, HOA dues and other expenses during the time we own it. We also pay maintenance costs during the time we own it like lawn maintenance, for instance. So if your property needs a ton of work and will therefore take a long time to renovate, we will have to subtract more of these “carrying costs” from what we can offer for your property, than if it only needs a little work. 

Profit Margin

Lastly, we have to subtract a profit margin from how much home buyers pay for your house in Idaho. Like any other business, cash home buyers have to make a profit to stay in business. This profit margin pays for expenses such as office space and utilities, marketing and advertising, tools and equipment, and hopefully to put food on the table. Our profit margin expectation varies depending on how involved the project is. Major renovation projects can have a lot more “surprises” than minor ones, so they tend to be more risky and require a higher margin of safety to take on. That being said, our profit margin is typically between 10 and 20%.

In A Nutshell

So the equation we use to figure how much we can pay as a cash home buyer for your house in Idaho is:

Our Offer Price = After Renovation Value – Renovation Budget – Transaction Cost – Carrying Costs – Profit Margin

As you can see, working with Brady Buys Houses is different because we believe in keeping the process super straightforward and transparent. This is what we mean when we say we bring clarity, simplicity and certainty to your home selling process. 

If you’re working with a buyer that won’t openly explain how they’ve come up with their offer, that is a bit of a red flag. Our advice is to, at least, get a second opinion either from us or from someone else who will shoot you straight.

For the most straightforward, transparent way to sell your Idaho house, work with Brady Buys Houses! When working with us, there’s no more wondering “How much do cash home buyers pay in Idaho.” If you are ready to sell, you can rest assured that you will get a fair offer when working with us. Brady Buys Houses‘s offers are based on simple math and we take the time to explain our process. We buy houses anywhere in Idaho, in any condition, with cash and can close on the date you choose. Also, since there are no commissions and we pay all of the fees, the cash offer we offer you is the actual amount you get at closing. Just fill out the quick form above, send us a message or call Brady Buys Houses right now for your offer at (208) 856-6826!