Why the questions matter more than the offer
Any company can quote a number. What separates a credible cash buyer from a lowball operator is whether they will put terms in writing, name the entity actually purchasing, and explain how they arrived at the price. The questions below are the ones that reliably surface that difference.
You are not being difficult by asking. A buyer who purchases homes routinely has answered all of this before and can answer it quickly.
Questions about the offer itself
How did you arrive at this number?
A credible answer references comparable sales, condition, and their intended exit. A vague answer about “what we can do” is not a valuation.
Is this offer subject to a further inspection or price review?
Ask whether the number can change after they walk the property, and under what circumstances.
What will I actually net at closing?
Request a written breakdown: offer price minus any seller-paid costs, credits, or payoffs. Compare offers on net, never on headline.
Which costs do you pay, and which do I pay?
Closing costs, transfer fees, title fees, and any cleanout or removal costs should each be assigned to a party in writing.
Bottom lineTwo offers are only comparable once both are reduced to net proceeds under the same assumptions.
Questions about the company
What legal entity is buying my home?
You want the name that will appear on the contract, not a marketing brand. Confirm it is registered and can be looked up.
Can you provide proof of funds?
A buyer purchasing without financing should be able to document capacity. Hesitation here is meaningful.
Do you buy directly, or do you assign contracts to other buyers?
Both models exist. You simply need to know which one you are in, because assignment can change who ultimately closes.
How many homes have you purchased in my area, and can you reference recent closings?
Local transaction history is verifiable in a way that testimonials are not.
Questions about the contract
What contingencies does this contract include?
Every condition that lets the buyer cancel should be named and explained before you sign.
Who holds the earnest money, and when does it become non-refundable?
Deposits should sit with a neutral title or escrow agent, never with the buyer.
What is the closing date, and what happens if you miss it?
Ask whether the contract carries any consequence for the buyer if the date slips.
How do I cancel, and is there any cost to me if I do?
Understand your own exit before you commit to theirs.
- What does “as-is” mean in a purchase agreement?
- That the buyer accepts the property in its current condition and is not requiring the seller to make repairs. It does not eliminate your obligation to disclose known material issues, and it does not necessarily prevent the buyer from renegotiating if they find something materially different from what they priced.
Definition
The 12 questions as a checklist
Ask every buyer, in writing
- How did you arrive at this number?
- Is the offer subject to further inspection or price review?
- What will I net at closing, itemized?
- Which costs do you pay and which do I pay?
- What legal entity is purchasing the property?
- Can you provide proof of funds?
- Do you buy directly or assign the contract?
- How many homes have you bought in my area recently?
- What contingencies are in the contract?
- Who holds earnest money and when is it non-refundable?
- What is the closing date and what if you miss it?
- How do I cancel, and at what cost?
Compare verified cash buyers side by side
Reading the answers: direct vs. evasive
Content matters, but so does form. The pattern below is a practical filter.
Signals of a credible buyer
- Answers in writing without being chased
- Names the purchasing entity plainly
- Provides proof of funds on request
- Explains how the price was calculated
- Points you to the contract language
- Applies no pressure to sign quickly
Signals worth pausing on
- Pressure to decide today
- Reluctance to name the buying entity
- Offer that moves without a stated reason
- Earnest money held by the buyer
- Refusal to identify the title company
- Verbal promises absent from the contract
“The question that ends most bad conversations is simply: can you put that in the contract?”
Frequently asked questions
Is it rude to ask a cash buyer for proof of funds?
No. It is a standard request in any transaction where financing is not being used. A company that buys homes regularly expects it.
How many buyers should I get offers from?
More than one. Comparing several verified offers is what reveals the actual range for your property; a single offer gives you no reference point.
Should I be worried if a buyer assigns the contract?
Not automatically — assignment is legal and common. What matters is that you know in advance, that your contract permits it, and that the closing obligations still hold.
Do I need a lawyer to review the contract?
In some states an attorney is customary or required at closing. Independent of that, having someone review contingency and cancellation language before you sign is reasonable for a transaction this size.
What if the buyer lowers the offer after inspection?
Ask upfront whether the offer is inspection-contingent. If a reduction is proposed later, request the specific findings that justify it and compare the revised net against your other offers.
