How Cash Buyers Calculate an Offer on Your Connecticut House
The formula most cash buyers use, the Connecticut-specific costs that go into it, and how to check any offer you get.
See Your MAX Offer
Start with the address. A CT MAX buyer calls you back, and your written number follows the walk-through.
The basic formula
After-repair value (what it sells for fixed up) minus repairs minus holding costs (taxes, insurance, utilities while the work is done) minus resale costs (commission and conveyance tax when the buyer sells) minus the buyer’s margin.
Connecticut costs that move the number
- Town mill rates, which vary widely between towns
- Older housing stock, oil heat, and lead paint in pre-1978 homes
- Pyrrhotite foundations in parts of the state
- Permit timelines in your town
Comparing the numbers
Listing vs. a MAX Offer, side by side
| Listing with an agent | CT MAX cash sale | |
|---|---|---|
| Commission | Typically 5–6% of the price | None |
| Repairs and cleanout | Usually on you, plus whatever the buyer’s inspector finds | None, the house is bought as it stands |
| Showings | Open houses and private showings | One walk-through |
| Financing risk | Buyer’s mortgage and appraisal can fall through | Cash, no lender |
| Closing date | Set by the buyer’s lender | The date you pick |
| Price | Often higher for a house in good shape | Reflects the condition, in writing, and does not drop after you sign |
Common questions
Will you show me how you got your number?
Yes. Ask, and we will walk you through it.
Why do cash offers vary so much?
Different repair estimates and margins. Compare several.
Can the number change after I sign?
Not with CT MAX.
General information only. Rules and costs vary by house and town. Talk with a licensed Connecticut professional about your specific situation.
From first call to cash in hand
- Day 1
Share the address
Call, text or use the form. We ask a few questions about the house and your deadline.
- Day 2–3
One walk-through
A CT MAX buyer sees the house once. No cleaning, no repairs, no open houses.
- Within 24 hrs of the visit
Your MAX Offer in writing
A firm cash number with no commission taken out. Take it, counter it or walk away.
- The date you pick
Attorney closing
A Connecticut closing attorney pays off the liens and hands you the balance.
Want the number in writing?
Get a written MAX Offer for the house as it stands. Saying no costs nothing.