Getting a cash offer for your house in Wilmington, Delaware

Most cash buyers work backward from the home’s after-repair value (what it would sell for fixed up), then subtract:

• the cost of repairs,
• their costs to hold, finance and resell,
• their profit.

That’s why a cash offer is usually below market value. The gap is bigger for homes that need a lot of work, and smaller for homes in good shape.

1. Proof of funds. Ask for a bank statement or lender letter.
2. Inspection period. A long "inspection" window can mean the price will be renegotiated later.
3. Earnest money. A meaningful deposit shows the buyer is serious.
4. Who pays closing costs, including Delaware’s realty transfer tax (4% of the price in most of the state; who pays it is set in the sale contract, and it is often split between buyer and seller).
5. Assignment clauses. Some "buyers" plan to sell your contract to someone else. You should know.
6. The licensee question. If the buyer is a licensed agent buying for themselves, Delaware requires them to disclose that before any agreement is signed and to state it on the agreement.

For a home in good condition in a strong Wilmington neighborhood, listing often nets more. For a home that needs major work, a cash sale can come out close, once you count repair costs and months of holding. We’ll show you both numbers for your address.