A Cash Offer With the Math Attached
By Ed Brancheau, Co-founder, SunnyNest Homes. Reviewed by the SunnyNest family team. Updated July 2026.
Every we-buy-houses company promises a fast cash offer. Here is what ours adds: the written breakdown of how the number was built, from after-repair value to repairs to our margin, a ballpark first so you know if we are close, and a written rule for the only way the price can move after you sign. Compare it against anyone. That comparison is the point.
Timeline
Listing
About 74 days: 29 to get an offer, 45 more to close
SunnyNestAs little as 7 days at our lowest price, 2 to 3 months at our highest. You pick.
Prep and repairs
Listing
Repairs, cleaning, decluttering, staging
SunnyNestYou do not have to do anything
Showings
Listing
10 to 25 on average
SunnyNestOne private walkthrough
Closing costs
Listing
You likely pay them
SunnyNestAll closing costs are covered
Getting paid
Listing
Depends on the buyer's loan surviving
SunnyNestCash funds within days of closing
How much do cash buyers for homes actually pay?
Professional cash buyers in San Diego typically pay 65 to 85 percent of a home's after-repair value, with condition and location setting the number. Our own full-renovation offers usually land at 70 to 76 percent, and every offer arrives with the line-item math that produced it.
If you want the whole pricing picture before you request a number, from iBuyers to flippers to why two companies can be 60,000 dollars apart on the same house, we wrote up what cash buyers actually pay in San Diego with the ranges by condition.
Want to understand the number before you request one? Read exactly how we calculate offers.
Questions sellers ask us
How fast do I get the offer?
Ed gets back to you himself within one business day to set up a short call. On that call he walks you through a ballpark in dollars, built from the facts about the house: its condition, what you owe, and your timeline. If we are close, a 20-minute video walkthrough comes next, and the written offer comes after that. If your situation has a hard date, an auction or a report date, tell us and Ed calls you first.
Is the cash offer my only option?
No, and that matters. Cash is the certainty option. Creative structures like seller financing or subject-to often pay more in total. We send the menu so you can compare.
What does as-is really include?
Everything. Repairs, cleaning, belongings you leave behind, code violations, unpermitted work, and open insurance claims. The offer already accounts for everything you told us and showed us on the video walkthrough.
Do you buy houses as-is for cash across San Diego County?
Yes, from Oceanside to San Ysidro and Del Mar to Julian, and we buy houses in any condition: full rehabs, fire and water damage, hoarder houses and tenant-occupied rentals all get real numbers. The price reflects the work, and the breakdown shows exactly how.
Which closing costs do sellers normally pay in California?
In a listed sale, sellers commonly cover the owner's title insurance policy, half the escrow fee by local custom, recording fees and the county documentary transfer tax, which runs 1.10 dollars per 1,000 of price in San Diego County. When you sell to us, we pay all of those: both sides of escrow, the owner's title policy, recording fees and the transfer tax. The written offer is your net, minus only what you still owe on the house. The price itself only moves under the no-surprise-cuts rule in your contract.
Prefer the phone? A Brancheau answers.
Tell us about the property. Ed gets back to you within one business day to set up a short call, and on it he walks you through a ballpark for every way we could buy it, in writing, in dollars. If we are close, a 20-minute video walkthrough firms it up before any offer. No pressure, no obligation, and we will tell you if listing with a Realtor is your better move.