How it works
How it works & how offers are made
You tell Ryan about the property. He reviews it and your options. If a direct sale makes sense, you get an offer, and if you accept, we work toward a closing date that fits your situation.
That’s the short version. Below is the longer one, including what an offer considers and when another path may serve you better.
Three steps. Your timeline.
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Step 1
Tell Ryan about your property
Share the address and a few details about the property and what you’re trying to accomplish.
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Step 2
Review the property & your options
We review the property, your goals and your options.
In most cases, Ryan or someone working with him will take a look at the property. In some situations, that may not be necessary. Either way, we’ll review the condition, your goals and the options that make sense before finalizing an offer.
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Step 3
Review your offer & plan your closing date
If a direct sale makes sense, you get an offer. Then you decide.
If a direct sale makes sense, Ryan will explain the offer and answer your questions. If you accept, we’ll work toward a closing date that fits your situation, subject to title and normal closing requirements.
Many closings can be handled remotely, and Ryan typically works that way unless an in-person closing is needed. If you’d rather close in person, that’s fine too.
Timing that fits your situation
Timing depends on the property, the title work and your needs. Need to move quickly? We’ll tell you what’s realistically possible. Need 60 days or more to find your next place? We can often work around that. In some situations, additional time after closing can also be arranged.
The goal isn’t the fastest closing. It’s the closing that actually works for you.
For a realistic look at timing, read how fast you can really sell a house in New Jersey.
What a direct offer considers
A direct offer isn’t a guess, and it isn’t a formula you can run at home. Ryan and RESP set their own assumptions after reviewing the actual property and your situation. Depending on the property, an offer can consider:
- The property’s condition. Roof, systems, layout and everything a buyer or inspector would notice.
- Repairs and work. What it would take to bring the house to where a typical buyer or tenant expects it, and what that costs.
- Location and comparable sales. What similar nearby homes have actually sold for, adjusted for the differences that matter.
- Resale or rental economics. What the property could realistically be worth afterwards, whether it’s resold or rented.
- Carrying and transaction costs. Taxes, insurance, utilities and financing while the property is held, plus closing and other costs.
- Your timing and situation, where relevant. A tight deadline, tenants, belongings left behind or an estate still being settled can all change what works.
Why “value minus repairs” isn’t an offer
It’s natural to take what the house might sell for once it’s fixed up, subtract the repairs and expect that number. But whoever buys a house as it is also takes on the costs of owning it, the transaction costs and the risk of what isn’t visible yet. That’s why a direct offer sits below “value minus repairs.” Ryan will explain how he got to his number rather than hand you a total.
We don’t use a calculator for your numbers, and there’s no fixed percentage: every property and situation is different.
When listing may be the better route
A direct sale trades some price for speed, certainty and convenience. Sometimes that’s the right trade. Sometimes it isn’t. If the house is in good shape, the market is strong and you have time, listing it on the MLS, as-is or after repairs, may bring a higher sale price.
| Consideration | Selling directly | Listing with an agent |
|---|---|---|
| Price | Usually lower: the buyer takes on the condition, the costs and the risk. | Often higher, depending on condition, market and time. |
| Repairs | The condition is part of the offer. | Buyers, inspectors and lenders may ask for repairs or credits. |
| Showings | Usually one review of the property. | Photos, showings and open houses. |
| Timing | A closing date that works for you, subject to title and normal requirements. | Marketing time, then the buyer’s financing and inspection timeline. |
| Certainty | Fewer contingencies to fall through. | Financing, inspection or appraisal can change or end a deal. |
| Commission | No listing agent, so no listing commission. Closing costs depend on the contract. | Agent commission plus closing costs. |
Repairing first can raise the price, but it takes cash, time and a tolerance for surprises. Waiting can be the smarter move too. If another path makes more sense for you, Ryan will tell you.
Questions to ask any buyer, including us
Whoever you talk to, these questions separate a real buyer from a sales pitch:
- Who is the buyer on the contract, and could anyone else end up closing on it? Ask, and get the answer in writing.
- Can they close, and what happens if they don’t? Ask what shows they have the funds or financing, and what contingencies are in the contract.
- Who will I actually be dealing with, and who else will be involved in the offer and closing?
- Do the credentials check out, and do you understand every page? Any license or affiliation they mention should be verifiable, and you can always have your own attorney review the contract before you’re committed.
Ask us too
Ask Ryan these questions too. We’d rather you ask than not, and a buyer you can trust won’t mind answering.
You can read who Ryan is and how he works before you ever call.
Talk to Ryan
Not sure which path fits your situation?
Text or call Ryan and tell him what’s going on with the house. He’ll explain the options he sees, including the ones that don’t involve a direct sale.
Ready for a number? Request an offer