How Much Do Cash Home Buyers Actually Pay? My Exact Offer Formula

What This Video Covers

How much do cash home buyers pay in Jacksonville, Florida? In this video, Bryce answers it with a real deal — a 3/2 near Hunters Lake off Wilson and 295. The house was so well kept that Bryce told the owner the opposite of what most cash buyers would: you should hire me to sell this house, not sell it to me.

The owner didn't want showings, negotiations, or uncertainty — he wanted done. So Bryce showed him the actual math: the house might fetch $275,000 retail, but $250,000 was the number it would definitely sell at. Cash offers are based on the number you know — not the stretch goal. 80% of $250,000 is $200,000, minus about $5,000–$6,000 to get it ready for resale, landed the offer around $197,000.

Then the honest comparison: listing at retail means roughly 7% in commissions, about 3% negotiated away by the buyer, and around 2% in closing costs — call it 12% off the top. That puts the real spread between a cash sale and a likely retail sale at about 8%. The seller decided skipping the hassle was worth it, and the deal closed. No pressure, no games — just both numbers on the table so the seller could choose.

• The 80% rule: how cash offers are calculated from retail value
• Why the offer is based on the price a house will definitely sell at — not the stretch goal
• A real offer walkthrough on a Jacksonville 3/2, number by number
• What listing at retail actually costs: commissions, negotiations, and closing costs (~12%)
• Why Bryce sometimes tells sellers to list with him as a broker instead of selling for cash