The Best Path Calculator
Cash, multiple offers, or a full listing? Answer four quick questions and see an honest, plain English net sheet for all three paths, side by side. Ranges, not fake precision, and every assumption is labeled.
In short: this free tool estimates what your Houston home could put in your pocket on each of the three selling paths, using conservative, clearly labeled assumptions. These are educational estimates, not an offer. Your real numbers come from a real conversation.
Your home, in four answers
Rough numbers are fine. Everything updates live, and nothing gets sent anywhere.
Your best guess at full market value in good condition.
What you still owe. We subtract it so every number below is cash to you.
What kind of shape is it in?
How soon do you need this done?
Fast cash sale
Fits your timelineEstimated cash to you
$180,000 to $210,000
Typical timeline
7 to 21 days
- offer after property review, no repairs, no showings
- No agent fees, and closing costs are covered
- The tradeoff: the price sits below full market value
Multiple offers
Fits your timelineEstimated cash to you
$195,000 to $240,000
Typical timeline
About 2 to 4 weeks
- Several real buyers compete on your home
- The single cash offer stays on the table while you look
- The tradeoff: a few extra days of patience
Full listing
Fits your timelineEstimated cash to you
$244,000 to $266,000
Typical timeline
About 60 to 90+ days
- Open market exposure usually nets the most
- Listed by Maxwell, a licensed Texas REALTOR® with eXp Realty
- The tradeoff: showings, buyer financing, and time
How we estimate
No black box. Every number above comes from the assumptions below, and each one is a conservative range, not a promise. Open any line to see the basis.
The cash offer math
For education, this tool models a cash range at 70 to 75 percent of fixed up value, minus estimated repairs. That is an adjustable modeling assumption, not a universal pricing rule or a promise about your home. Actual offers depend on the property, comparable sales, repair scope, carrying costs, and buyer demand.
Repair estimates by condition
Move in ready assumes 0 to 2 percent of the fixed up value in repairs, some work assumes 5 to 10 percent, and major work assumes 15 to 25 percent. Real scopes come from walking the property, so the tool keeps these ranges deliberately wide.
Multiple offers
When several real buyers compete on a home in its current condition, the winning number typically lands between the single cash floor and the open market ceiling. The tool models 75 to 85 percent of the fixed up value, minus repairs, with no seller fees on those offers.
Listing costs
The listing path starts from the fixed up value minus unmade repairs, because market buyers discount for work they will have to do. It then subtracts agent commissions of 5 to 6 percent total, typical Texas seller closing costs of 1 to 2 percent including the owner's title policy, and 0.5 to 1.5 percent in holding costs such as property tax, insurance, and utilities while the home sits on the market.
Timelines
Cash: offer after property review, closing in as few as 7 days and typically inside 3 weeks. Multiple offers: about 2 to 4 weeks to gather and compare. Listing: about 60 to 90 or more days including prep, market time, and a financed closing.
Your mortgage payoff
If you enter a payoff, it is subtracted from every path equally, so each number shown is the estimated cash that reaches you, not the sale price.
These are educational estimates, not an offer, an appraisal, or financial advice. Your real numbers come from a real conversation, and that conversation is free, with no obligation.
Want the full story on each path?
Each path has its own page with the honest tradeoffs, the process step by step, and answers to the questions Houston sellers actually ask.
