How Do I Sell My House In New Jersey Fast (Without a Realtor)?

How I make cash offers to NJ home sellers.

(watch this quick video or…

keep reading to find out how we buy houses in NJ)

Sell Your House AS-IS: the Easy Way

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To sell your home fast for cash in New Jersey, we encourage you to educate yourself before you decide what your best options are. 

What follows next is a well thought out, fully detailed explanation on how the entire house buying process works from beginning to end. Please read through this as reading this article will make you the expert on the topic.  Caution: there’s math involved!

If you’re in a rush, you can jump ahead using the following links:

Alternatively, you can give us a call 908-341-0891 OR submit a form.

What Is A Cash Home Buyer?

Cash buyers are everywhere. When you – as a seller – hear the words “cash offer”, you might imagine someone with a suitcase FULL of crisp, perfectly stacked $100 bills. He or she bursts into the attorney’s office and slides the suitcase across the closing table, and – it stops precisely in front of you. No questions are asked, you take money straight to the bank and live happily ever after.

I’m here to tell you that, unfortunately, the way cash offers are presented isn’t quite so dramatic.

When we cash buyers mention a “cash offer”, it simply means that we have the funds available to immediately purchase your property without a mortgage commitment. Our funds might be stored in a bank, or the funds might come from another investor, a line of credit such as a home equity loan, or even a credit card cash advance.

From your point of view, it doesn’t really make any difference WHERE the cash comes from – as long as the buyer can close when they say they will. And that’s where the major difference lies between cash buyers and retail/MLS purchasers: cash buyers are not held to the evil requirements of mortgage lenders!

DID YOU KNOW THAT… as of January 2021, cash sales accounted for approximately 19% of all home sales nationwide?

When a cash buyer purchases a home – the risk is ALL his. But when a buyer involves a mortgage company … that lender shares part of the risk, and they will ALWAYS ensure their investment is a good one. Their diligence comes across in a three-pronged attack:

Cash Home Buyers #1The Financing Contingency

The lender does a deep-dive into the buyer’s credit history. This usually takes upwards of 30 days. And if the bank decides on day 28 that the buyer is not worthy of a loan, then that buyer has to exit the contract OR find a new lender (and restart the whole process over). Issues related to obtaining financing accounted for 22% of delays in home purchases as of January 2021.

Cash Home Buyers #2The Inspection Contingency

Mortgage loans require the house to be habitable and in mostly good shape. The contingency is even more strict if the buyer is pursuing an FHA loan. Inspection-related issues also account for 11% of delays in home purchases as of January 2021.

Cash Home Buyers #3The Appraisal Contingency

Mortgage companies require that the home be worth less than the purchase amount. If your house is only worth $200,000 and you convince someone to buy it for $225,000 – the mortgage company will not finance that missing $25,000! Appraisal-related issues account for 20% of home purchase delays as of January 2021. 

Collectively, 53% of all retail sales are delayed in some manner based on financing, inspection, or appraisal issues!!!

And 29% of home sales ultimately FAIL because of these same contingencies.

Cash buyers do not have these requirements (although many will still perform some sort of due diligence). When comparing a cash sale to a retail/MLS sale — it is simply FASTER and more SECURE to sell your home to a cash buyer!

So you made it this far… Congratulations!! You now know why cash offers are BETTER, but you’re probably wondering how we make our offers and how they compare to those from the MLS.

To find out…


So You Want To Sell Your House Fast For Cash

… And Still Want A Fantastic Offer!?

We Buy Houses” companies will often try to give you the lowest possible offer, which doesn’t make any sense to us.

We spend time and effort doing your home analysis so we can get you the highest price for your home in NJ.  Usually this requires external consultation, on our dime.

No one will accept a low offer, so request a GREAT offer now and see what we can pay for your home!

PS, We purchase land, too!

I Will Buy Your House For Cash
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Pro Tip: It’s In Our Best Interest To Give You Our Highest Possible Cash Offer.

I Will Buy Your House For Cash – NJ stays in business by getting offers accepted, and the only way to do that is to give offers you’ll be happy with! We truly do our best to give you the highest possible offer we can.

Now you know why we have such raving reviews!

How We Make Our Offers To Buy Your House

Our Offers Are Based On Your Home’s “After Repair Market Value”!

This simply means, we look at what the value of your home would be, completely fixed up. Based on this value we will formulate your offer!

Cash Home Buyers #1First thing’s first.

  • Let’s say you have a home that you’d like to sell. First, we need to find out what it’s worth.
  • So, you look out your window and across the street, and see that your neighbor has the same exact house. EXCEPT, they’ve added a new kitchen, removed old wallpaper, put new siding up, and refinished the hardwood floors.  
  • We check and see that your neighbor sold that house for $350,000. This is our starting point.

Cash Home Buyers #2 Finding the middle ground.

Because we know your house will be worth $350k (after it’s updated), we can comfortably work backwards – estimating repairs and soft costs, to arrive at a price that works for us. If this offer also works for you, FANTASTIC! You are now approximately 30 days away from receiving a nice, fat check at closing.

And since we value honesty and transparency, I’ll break down our process at arriving at your cash offer. The formula is as follows:

[Your Offer] = [After Repair Value] – [Cost Of Repairs] – [Our Selling Costs] – [Our Minimum Profit]

Here are some definitions:

After Repair Value (ARV): This is what the market value of your house will be AFTER we buy and renovate the house. Yup we are just like your favorite HGTV flipping show.

Cost Of Repairs (COR): This is what our cost will be fixing/updating the house AFTER we purchase it from you.

Our Selling Costs: While we buy houses without involving real estate brokers/agents, we unfortunately have to use an agent to sell that house AFTER we fix it up. That assistance requires paying agent fees, closing costs, taxes, and holding costs (all of which are waved when you sell your house directly to us). These costs are usually around 10% of the selling price.

Our Minimum Profit:  We value transparency and honesty, and will do our best to help you reach your financial objective (aka highest possible cash offer). That being said – we wouldn’t be able to stay in business, buy more houses, pay our tradesmen (or the taxmen), if we didn’t make a reasonable profit. So our business model is structured around making many deals with a little profit per deal, rather then fewer deals with a huge profit per deal.

So what does this formula mean in plain English? Simply this: the market value of the house (after we fix it up), minus ALL our costs fixing it up (including our profits), will be the offer.

And because we base our offer on ARV, you will typically receive more cash in your pocket by selling to us.

Don’t believe me? Keep reading!

{or go back to the top}

Putting 2 + 2 Together:

What Is My House Worth to an Investor?

(using pictures & numbers from a fix/flip we recently completed in Roselle, NJ)

As-IS (AKA Before Renovation)

Let’s say that your your house currently looks something like the picture to the right. Note the radiators, the ac unit, closed-off kitchen, plaster walls, and all the walls are white (maybe yours are green! or the bathrooms are pink!)

Fixed-Up (AKA After A “Little” Elbow Grease)

Remember your neighbor across the street? The one with the same exact house? They knocked down a few walls, added overhead lighting, refinished the hardwood floor, painted the walls, and updated the kitchen. This is what the house looks like now.

Looks great, right? It’s no wonder your neighbor sold it for $350,000. WOW!

In order for us to also be able to sell your house (well, our house after we buy it from you) for $350K, we need to bring your house to the same condition – or better – than your neighbor’s home.

Why, you ask?

Because we will not be able to sell the house in the before picture for $350K,  when all the other houses for sale in your area look as great as the house in the after picture.

So, If you house is worth $350k after we fix it up… what is it worth now?

And the answer is…

It depends on who’s buying it! The value is different to a home buyer than it is to an investor.

Should I…


Sell My House For Cash to an Investor?

Thinking about selling quick

Listing My House on the MLS (Or Selling it For Sale By Owner)

Let’s say that after reading this entire page, you’re still not sure how to proceed. You contact an agent, and she/he says that your house is worth $180k in its current condition. Maybe that sounds ok to you. But, what they didn’t tell you is that, on average, houses in NJ sell for 97% of their listing price AND it takes approximately 90-120 days to close (during which time you still have to pay taxes, insurance, and utilities)!

Moreover, there are other costs involved when selling your property on the MLS: realtor commissions (5%-6% of sales price), buyer incentives (sometimes buyers’ require things to be fixed, especially for FHA loans), home preparation costs (painting, patching holes, taking pictures for that listing), and even relocation expenses.

Not to mention… you have to let random strangers into your house with little to no notification!

What’s the impact of all these expenses on your potential sale?

% ImpactAverage
Your Listing Price $        180,000
less: Estimated Sale Price Discount 0-6%              (5,400)
less: Preparing Your Home for Sale 2-3%              (4,500)
less: Realtor Commission Fees 5-6%              (9,900)
less: Buyer Incentives 1-3%              (3,600)
less: Holding Costs 1-3%              (3,600)
less: Closing Costs 1-3%              (3,600)
less: Relocation Expenses 1-2%              (2,700)
Total11-26%$ 146,700
All figures provided by Zillow Research

Your $180,000 LISTING results in ONLY $146,700 at closing! And that’s only IF the buyer qualifies for a mortgage and is able to purchase it. Doesn’t sound too great, does it?

Thankfully, there’s a better option!

Selling My House Fast, For Cash


Next, you decide it’s probably best to give us a call. We come in, with our contractor and if we can, our agent. (We bring our contractor and our agent to the walkthrough, so that our agent tells our contractor what needs to be fixed (as he/she knows what buyers are currently looking for) and what does not need to be fixed (to save on the cost of repairs).

Our agent: tells us, that we need granite countertops, because the neighbor across the fence that sold his house for $350K, also has granite, as well as hardwood floors, removed wallpaper, installed new appliances etc.

Our contractor: gives us an accurate COR (Cost Of Repairs).  See, we know exactly what we will do to the house the second we are done with the walk-through and we have already completed the flip in our imagination and we know exactly what all the numbers will look like.

The more accurate these numbers the more accurate (and the higher) your offer will be! Let’s say our contractor gives us a cost of repairs of $115K.

We Are Now Ready To Make You An Offer!

Remember that pricing formula from before?

Let’s substitute in our figures and come up with a cash offer together.

[Your Offer] =  [ARV] – [COR] – [Our Selling Costs] – [Our Minimum Profit]

ARV (After Repair Value) $ 350,000
less: COR (Cost of Repairs) (115,000)
less: Our Selling Cost ($350,000 * 10%) (35,000)
less: Our Minimum Profit for This Purchase (just an example) (40,000)
Your CASH offer$ 160,000

Having received two different offers, you have a decision to make: Sell it to US for a guaranteed sale at $160K in as little as 10-20 days, or a “maybe sale” to them for $147K, hopefully within 4 to 5 months. That’s an additional $13,000 — from us, vs the alternative.

In the prior section, we showed you how selling your house for cash may result in a higher sales price than selling it on the MLS.


What if your house was renovated sometime about 1980? What if you bought that house in 2005 and it came with new electric and plumbing? Or, if the windows and roof are in great shape? Now, things get interesting!

Let’s say that because those windows and roof are in great shape, our cost of repair decreases from $115,000 to $75,000. Your new offer becomes….

[Your Offer] =  [ARV] – [COR] – [Our Selling Costs] – [Our Minimum Profit]

ARV (After Repair Value) $ 350,000
less: COR (Cost of Repairs) (75,000)
less: Our Selling Cost ($350,000 * 10%) (35,000)
less: Our Minimum Profit for This Purchase (just an example) (40,000)
Your CASH offer$ 200,000

Yup! That is $20,000 MORE than what the house is currently worth on the MLS, and almost $55K more than what you would get if you had listed it with an agent (remember that you would only get $146,700 after all listing and agent fees). 

Why Our Offers Are Better

Yes we know, we know.. Everyone says this. But we will do better!

We will show you why this is true, or at least we try to make this true 😉

Why do we go out of our way to give you the highest possible cash offer? Well, think about it! If we can give you more than our competitors can, you will sell to us. And that is what we want. The more houses the faster we can help others with our mission.

Don’t forget, we’re here to help you.

We play by the numbers.

We do not make offers based on how desperate you may or may not be.

We don’t base offers on some percentage of the After Repaired Value (that is ludicrous).

We simply add the numbers up trying our best to give you the highest possible cash offer we can make you, to make sure you will be happy, and thus to make sure the contract will be signed, so that we can get our next flip going!

Just a quick note::: We can not buy every single house in New Jersey, but we will treat every opportunity fairly and compassionately in order to get you the highest cash offer for your house in cash.

You can find more info here on how we work our offers!

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Here Are Some Frequently Asked Questions

How Do You Sell A House By Owner (FSBO)?

Selling your house yourself is doable. It takes a lot of work and research but it is absolutely doable.

  • First you need a solid understanding of your market.
  • Find out how much the house is worth as is. Do not just think your house is worth a lot because you like it! Sellers often think their house is a lot more worth because “it is prettier than my neighbors”.
  • Pay for a flat fee to list the property on the MLS.
  • Learn how to effectively market the property.
  • Learn how to negotiate effectively
  • Hold open houses and learn how to handle the tough questions asked during the open house.
  • Make sure you know all your laws in your area pertaining to real estate transactions!

Are There Closing Costs When Selling By Owner?

Yes, there will be costs associated if you sell your house yourself. Attorney fees, closing costs, holding costs, title insurance, escrow costs, and more of the house for as long as you own it. As you are selling it yourself however there will not be any agent fees. The other costs however still are significant.

We Are Cash Home Buyers In New Jersey

“I Will Buy Your House for Cash” buys houses in New Jersey. We are House Cash Buyers In NJ. We eliminate all the encumbrances that come with the traditional way of selling your house. We do not rely on bank approvals; we have our own cash. We buy property as is and can close quickly. Because we are not agents and we have absolutely no intention to list your house, there are no agent fees or commissions. We are absolutely ready to buy your house right now and can close immediately! It all starts by filling in our form.

We at “We Buy Houses In New Jersey” value honesty, integrity and transparency. Therefore, we will hold your hand during every step of the process. We start by explaining exactly how it works, what to expect and what timeframe we are working with. If you need to sell your house in Connecticut fast, we truly believe we are a great option! Remember, no repairs, no agent fees or commissions and we buy in any condition! Even if you are facing foreclosure we can help stop it. Don’t sit on it, give us a call!