Instant estimate · Written offer · 14-day close
Cash or list? See both numbers in 60 seconds.
Instant estimate online. Written cash offer 24 hours after a quick walkthrough. Close in 14 days.
sellmyhome.io gives California homeowners a cash offer and a listing estimate side by side, with every cost shown.
- to your estimate
- 60 sec
- to walkthrough
- 48 hrs
- to written offer
- 24 hrs
- to close
- 14 days
How it works. Four steps, and you choose what happens next.
Free. No obligation. No signature needed.
no obligation.
Your path to a decision
- 1
Get your instant estimate
Enter your address and answer a few quick questions. Your cash range and listing net appear in about 60 seconds.
- 248 hrs
Book a quick walkthrough
A local specialist sees the home in person or by video within 48 hours. It takes about 20 minutes.
- 324 hrs
Get your numbers in writing
A written cash offer and listing estimate 24 hours later, with every line of the math.
- 4CashListNeither
Close on your date
Close in as little as 14 days through a licensed escrow company. Or list, or do nothing.
Cash vs. fixing and listing
Repairs, commissions and months of payments shrink the gap fast.
Real gap: $64,980–$134,980, not the $210,000+ it looks like on paper.
See every line
| Fix it up and list | Sell for cash, as-is | |
|---|---|---|
| Sale price | $700,000 | $420,000–$490,000 |
| Repairs, buffer and permits | −$71,750 up front | $0 |
| Commissions (5%) | −$35,000 | $0 |
| Buyer credits and repairs | −$10,000 | $0 |
| Staging | −$4,000 | $0 |
| Escrow, title, transfer tax | −$3,270 | Paid by buyer |
| Payments while you wait | −$21,000 (6 mo) | Under 1 month |
| You walk away with | $554,980 in ~7 months | $420,000–$490,000 in 14 days |
Real gap: $64,980–$134,980, not $210,000+. And no $71,750 repair bill up front. Example only. Move-in-ready homes usually net more listed, and we’ll tell you.
How we get to $490,000: every cost shown
| Cost | Amount |
|---|---|
| Value after repairsFrom recent local sales | $700,000 |
| Selling costsCommissions, buyer credits, marketing, escrow and transfer tax | −$53,270 |
| RenovationRepairs, 10% contingency, permits | −$71,750 |
| Holding, 6 monthsTaxes, insurance, utilities, upkeep and cost of money | −$45,544 |
| Buying costs we pay for youYour escrow, title and transfer tax | −$4,500 |
| Our profitAbout 5%, before overhead | −$34,936 |
| Your cash offer70%, the top of our 60–70% range | $490,000 |
All-cash, no financing contingency. Your written offer shows this breakdown for your home.
Three ways to sell
Most sellers start with a cash offer. If your home would net more on the market, we'll show you that too.
Fastest and simplestSell for cash
- Written offer 24 hours after a quick walkthrough
- Close in 14 days, or on the date you choose
- No repairs, cleaning, showings or commission
Cash offers are below full market value in exchange for speed and certainty.
Get my cash offer
Highest priceList on the market
- Full market price, with a licensed agent pricing and marketing your home
- About 2–3 months from prep to close
- Commission [X]%, agreed in writing up front
Final price depends on the market, condition and buyer financing.
Get my listing estimate
Best of bothList with a cash backup
- List for top dollar with a written cash offer in hand
- Not sold by your agreed date? We buy it at the backup price
- Plan your move with certainty
Qualifying homes only, under a written agreement that states the price and date.
See if my home qualifies
Why sellers choose us
See your offer before you sign anything
| sellmyhome.io | Many cash-offer companies | |
|---|---|---|
| Offer before signing | Always | Often only after a listing agreement |
| Who buys | Our affiliated buyer | Often outside investors |
| Commission on cash | $0 | Some charge 3% or more |
| Fastest close | 14 days | Often 3 weeks or more |
| Offer math shown | Line by line | Rarely shown |
| Listing fee | [X]% | Often 3% or more |
| Cancel your listing | Anytime, first 30 days | Usually locked in |
Comparisons describe common practices in the cash-offer industry, not any specific company.
Check our license
Look up DRE #01937558 on the California Department of Real Estate site in 30 seconds.
Verify our licenseYour money goes through escrow
Every sale closes through a licensed, independent escrow and title company: [Escrow company name].
Every offer shows the math
Value after repairs, repair costs, holding costs and our margin, line by line. Show it to anyone you like.
We help with every kind of sale
We work with homeowners in every kind of situation, and we'll tell you honestly which option fits yours.
Inherited a house
Sell as-is, belongings included. We work with your attorney, executor or trustee.
Behind on payments
See your options and your legal rights, in writing, before you decide.
Rental with tenants
Sell without waiting for a vacancy, following local tenant protection rules.
Needs major repairs
Roof, foundation, fire or water damage. Skip the repairs entirely.
Divorce or life change
A clear, simple sale on a timeline that works for everyone.
Relocating
Move on your schedule and sign remotely if you've already left.
Own it free and clear? You may be able to sell on terms: a higher price, paid as a down payment plus monthly installments.
See if terms fit my situationWhere we buy and sell
18 California counties. 15 buying now, 3 coming soon.
Bay Area
6 counties- Alameda CountyOakland · Hayward · San Leandro · Fremont · Union City
- Contra Costa CountyAntioch · Pittsburg · Concord · Richmond · Martinez
- Solano CountyVallejo · Fairfield · Vacaville · Benicia · Suisun City
- Santa Clara CountySan Jose · Santa Clara · Sunnyvale · Milpitas · Gilroy
- San Mateo CountyDaly City · San Mateo · Redwood City · South San Francisco · East Palo Alto
- San Francisco CountyComing soonSan Francisco
Sacramento and Central Valley
6 counties- Sacramento CountySacramento · Elk Grove · Citrus Heights · Rancho Cordova · North Highlands
- Placer CountyRoseville · Rocklin · Lincoln · Auburn
- San Joaquin CountyStockton · Lodi · Manteca · Tracy
- Stanislaus CountyModesto · Turlock · Ceres · Riverbank
- Kern CountyBakersfield · Delano · Ridgecrest · Shafter
- Fresno CountyComing soonFresno · Clovis · Sanger · Selma
Southern California
6 counties- Los Angeles CountyLong Beach · Lancaster · Palmdale · Pomona · Whittier
- Orange CountyAnaheim · Santa Ana · Garden Grove · Fullerton · Huntington Beach
- San Diego CountySan Diego · Chula Vista · Oceanside · Escondido · El Cajon
- Riverside CountyRiverside · Moreno Valley · Perris · Hemet · Corona
- San Bernardino CountySan Bernardino · Fontana · Ontario · Rialto · Victorville
- Ventura CountyComing soonOxnard · Ventura · Simi Valley · Thousand Oaks
Don't see your city? Tell us about your home
Questions sellers ask
Straight answers first. If yours isn't here, a local specialist is happy to help.
Is the instant estimate my offer?
No. It's an automated range. Your written offer comes after a walkthrough and may be higher or lower, with the reasons shown.
Is it free?
Yes. Your estimate, cash offer and listing estimate cost nothing, and nothing is binding until you sign a purchase or listing agreement.
Who buys my house?
A company affiliated with sellmyhome.io or one of its investor partners, named on your offer. Any plan to assign the contract is disclosed in writing before you sign.
How is the cash offer calculated?
Your cash offer is the home's value after repairs, minus selling costs, renovation, holding costs, the buying costs we pay for you and our profit of about 5%. Your written offer shows each line.
How does the cash backup work?
You list for top dollar with a written cash offer in hand. If the home hasn't sold by your agreed date, we buy it at that price. Not every home qualifies.
I'm behind on payments. Can you help?
Usually, yes. If a notice of default has been recorded, California law gives you the right to cancel a sale contract within a set period, and we explain it in writing. We don't offer loans, loan modifications or foreclosure consulting.
Can I sell an inherited house in California during probate?
Often yes, depending on the executor's authority and whether the court must approve the sale. Your probate attorney confirms the steps; sellmyhome.io works within them.
What does selling on terms mean?
Selling on terms means you receive a down payment and then monthly payments instead of all cash at closing, usually for a higher price. It's mainly for homes owned free and clear. We explain every risk in writing, use a licensed third-party servicer, and encourage you to have your own attorney review the terms.
Cash or list? See both numbers in 60 seconds.
Free. No obligation. No signature needed.
