Questions to Ask When Selling Your House to an Investor
Real estate investors can be the best solution if you’re looking for a fast, hassle-free way to sell your house for cash. Selling to an investor is very different from working with a traditional homebuyer who plans to live in the property.
Investors typically purchase homes with no intention of moving in. Instead, they see potential in the property’s future value — whether through renovations, appreciation, or resale opportunities. Because of that, they can make quick, all-cash offers and close on your schedule.
That said, selling your home shouldn’t be a “no-questions-asked” decision. Avoid rushing into the first offer that comes your way. If you’re considering an investor, take time to carefully evaluate their offer, experience, and credibility. Selling a home should involve asking smart questions and making sure the buyer is legitimate.
Below Park Buys Homes will walk you through the key questions homeowners should ask before selling to a cash buyer. By understanding what to look for, you’ll feel more confident and make the best possible choice for your needs.
What Type of Investor are They?
Not many real estate investors are the same — and understanding who you’re selling to can help set the right expectations. Each investor type has a different strategy, which may affect how they approach your property, the condition they’ll accept it in, and how quickly they can close. Keep in mind — it is common to see an investor do mix of the following.
Here are the most common types you’ll come across:
Buy-and-Hold Investors
These investors purchase homes to add to their rental portfolio or hold long-term for appreciation. Because they plan to keep the property, they may request inspections or minor repairs before closing. Selling to a buy-and-hold investor can feel similar to working with a traditional buyer who intends to live in the home.
House Flippers
Flippers will buy your property so they can renovate and resell it for a higher profit margin. They’re usually comfortable purchasing homes that need work, so you can do less work to close the deal—as they will redo it anyway. This makes for a faster, more straightforward sale.
Development Investors
Development investors often buy your property to tear down and rebuild. They may target multiple properties in one area to complete larger projects. If you’re in a high-demand neighborhood, it might be worth holding on and waiting — they sometimes pay more for strategic locations.
Wholesale Investors
Wholesale investors make an agreement to buy your house, then pass that deal to another buyer who pays cash. They move quickly because they already have a network of cash buyers ready to purchase. While you may not see major renovations, wholesalers can provide a fast, no-hassle sale if you need to close quickly.
How Will I Be Paid?
When selling your property to an investor, make sure expectations are clear from the start. You should fully understand how much you’ll receive, when you’ll receive it, and how they calculated that offer. You should also ask whether the investor will cover any extra costs, such as property taxes, closing fees, or insurance, to help speed up the process.
Remember, for the investor, your house is part of a business deal — but for you, it’s a personal and important decision.
In most cases, you’ll get your full payment in cash at closing — though that doesn’t mean someone shows up with a bag of money. You’ll typically choose between two payment methods:
- Wire Transfer: The money is sent directly to your bank account and usually shows up within 24–48 hours after closing.
- Paper Check: You can deposit the check into your account, but it may take up to 7 business days for the funds to clear.
Do They Have Enough Cash/ Liquidity to Buy the Property?
Investors usually agree to buy your home “as is” for cash, but it’s important to confirm they actually have the funds to back up that offer. Until the deal closes and you’ve received the earnest money deposit, nothing is guaranteed. To protect yourself, always ask for proof of funds — documentation that shows the buyer has enough cash or financing available to complete the purchase.
How Much Will an Investor Pay for My House?
Most real estate investors base their offers on a property’s After Repair Value (ARV) — what the home could sell for once it’s fully renovated. A common rule of thumb is no more than the 70% rule, meaning investors typically pay around 70% of the ARV, minus estimated repair costs.
Here’s a simple breakdown:
| ARV (After-Repair Value) | Typical Offer (70%) | Discount to Market Value |
|---|---|---|
| $500,000 | $350,000 | $150,000 |
| $750,000 | $525,000 | $225,000 |
| $1,000,000 | $700,000 | $300,000 |
Note: These examples don’t include repair expenses or closing costs, which can further affect your final payout.
That 30% difference helps investors cover repairs, holding costs, closing fees, and profit margins. Each offer varies depending on the condition of your home, renovation costs, local market trends, and the investor’s strategy — whether they plan to flip or rent the property.
How is The Price an Investor Pays for My House Determined?
Real estate investors aim to make a fair profit while offering you the benefit of a quick, hassle-free sale. Several key factors influence how they calculate their offer, including your home’s condition, location, timeline, and local market demand.
Here are the main things that can affect your cash offer:
1. Condition and Repair Needs
If your home needs major repairs, investors will factor in the cost of fixing those issues before reselling or renting it. Because of this, you may receive an offer below full market value. On the other hand, homes that are well-maintained or need only light updates can sometimes command higher offers, especially if they’re move-in ready for a rental.
2. Location and Neighborhood Demand
Location is always a major factor. Homes in desirable neighborhoods, close to schools, parks, or popular areas, often attract more competition among investors. If your property is in a slower or rural market, investors may offer less due to lower demand or resale potential.
3. Timeline for Closing
Flexibility can sometimes help you negotiate a stronger deal. If you’re open to the investor’s preferred closing date — whether fast or delayed — it can make the process smoother and potentially improve your offer.
4. Local Investor Competition
In competitive markets, where multiple investors are looking for properties, you might see better offers due to bidding competition. In smaller markets with fewer buyers, offers may be lower because there’s less competition.
5. Your Urgency to Sell
If you need to sell quickly, you may prioritize speed and convenience over price. Investors understand this and often adjust their offers accordingly.
Does Park Buys Homes Pay A Fair Price?
We take pride in our reputation and always lead with honesty and integrity. You’ll never have to wonder how we came up with our offer — we break down the dollar, step by step. Our formula is simple: we start with your home’s after-repair market value, then subtract the cost of the repairs, upgrades, and selling expenses. We include a modest profit so we can keep our business running, and the result is your fair, all cash offer.
Our goal is to be fully transparent, so you feel confident knowing exactly how we arrived at your price.
Will You List my House on The MLS?
No, we do not list our clients properties on the MLS. We’re not agents, and we don’t market your home to find buyers. W are the buyer.
Here’s how it works:
- We access your property and present a fair cash offer based on its condition and market value.
- If you accept, we handle the entire process — from paperwork to closing.
- After we purchase the home, we take care of any repairs and resell it later.
You get a guaranteed cash offer, a quick closing, and full transparency in how we determine your price — no listings, no commissions, and no delays.
How Are Cash Home Buyers Different From A Real Estate Agent?
Real estate agents list homes on the market and wait for a buyer, which often takes 3–6 months in today’s Spokane market. They also charge 3–6% in commissions. For example, on a $300,000 home, you’d pay $9,000–$18,000 in agent fees alone.
Want to understand the key differences? Here’s a clear comparison:
| Selling w/ A Spokane Agent | SOLD To Park Buys Homes | |
|---|---|---|
| Commissions / Fees: | Up to 6%, paid by you, the seller | None |
| Who Pays Closing Costs? | 2% on average is paid by you, the seller | We pay all costs. |
| Inspection & Financing Contingency*: | Yes, sales can fall through. | None needed |
| Appraisal Needed: | Yes, the sale is often subject to appraisal. | No, we make cash offers. |
| Average Days Until Sold: | +/- 91 Days | We provide immediate cash offers. |
| Number of Showings: | It Depends | 1 (Just Us) |
| Closing Date: | 30-60+/- days after accepting the buyer’s offer | The date of YOUR CHOICE. |
| Who Pays For Repairs? | Negotiated during the inspection period | We pay for all repairs. |
Why Should I Sell to Park Buys Homes Instead of a Big National Company?
Your home is considered one of life’s significant assets, and you don’t want to trust just anybody with the sale of it. When you work with a local investor, you’re not just another transaction.. You’re woking with real people who live here, care about this community, and genuinely want to help their neighbors find the best solution.
Local buyers understand their market — not a call center hundreds of miles away. They know the neighborhoods, property values, and what it takes to close smoothly.
In short, here’s why local often beats national:
- Local Market Knowledge: We understand our markets housing trends and property values
- Personal Service: You’ll work directly with us, not a team of strangers
- Flexibility: We can adapt to your timeline and unique situation
- Reputation and Relationships: We live here, work here, and stand by every deal we make.
Am I Obligated To Do Business with You Once I Fill Out the Form?
You are under no obligation to work with us after filling out our online form. Even if we start the process and you decide to go in a different direction, that’s complete okay. There are no fees for talking with us or having us come out to view your property. Our goal is to help you explore your options and find the solution that works best for your situation.
We only get paid from the profit we make after we purchase your home and sell it later on the market. Until then, everything we do is focused on making sure you’re informed, comfortable, and well taken care of.
If you still have a few questions.. Thats okay! Most people do. If we didn’t answer one of your questions in the above — please don’t hesitate to contact us, or give us a call at (509) 241-9199! We’ll be happy to see what we can do for you.
DOWNLOAD our free guide that walks you through the Pros and Cons (plus the cost and timeline) of selling your house to a professional buyer like us versus the pros, cons, and costs of the other two alternatives – listing with an agent or selling it yourself.
Can I Sell My House if I Live Out of State or Inherited the Home in Spokane?
Absolutely! We regularly work with out-of-state homeowners who have inherited Spokane properties. We handle the entire process remotely. From paperwork to closing, and you don’t even need to travel out here.
Do You Still Buy if it’s in Foreclosure or has liens?
We specialize in helping homeowners in foreclosure. In fact, almost all the homes we purchase have some sort of line on them (mortgage, child support, mechanics lien, etc). We take care of getting all the required documents and payoffs, completed.
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Learn The Pros and Cons Of Selling Your House To A Local Family-Owned Home Buying Company – Your FREE Guide:
Download our FREE Guide here and contact us anytime with questions or for a no-hassle Situation Evaluation. Discover how Aaron and Parker Farr, with their extensive real estate experience and commitment to Spokane, help Spokane homeowners find stress-free solutions for selling their properties, regardless of condition or circumstances.
Get your FREE Guide and then give us a call at (509) 241-9199. We’d love to meet you, understand your unique situation, and discuss what we can offer through our Cash Offer Program. As a father-and-son team committed to honesty and creating win-win solutions, we can address virtually any real estate challenge—whether you’re facing foreclosure, managing an inherited property, tired of landlord responsibilities, or simply ready for a change. Our family values guide every transaction we make.