When life shifts quickly and selling your home becomes urgent, uncertainty around inspections can make the process feel heavier than it needs to be. Many homeowners turn to Greg Buys Houses as an example of how cash buyers approach inspections with calm clarity rather than pressure. Understanding what inspections look like, or whether they’re even required, helps restore a sense of steady control during a time that often feels overwhelming.
In most situations, cash buyers do request a walkthrough or basic inspection, but the process is far simpler and far less stressful than what traditional buyers require.
Understanding How Cash Home Buyers Handle Inspections
Traditional home sales rely on mortgage underwriting, appraisals and strict safety requirements. Cash buyers simplify all of this, creating a smoother path for sellers who want to move quickly or sell my house as-is.
A cash home buyer is an individual or investment group that purchases a property using cash instead of financing, allowing them to skip mortgage requirements, appraisals and lender-driven inspections.
Zillow reports that 22% of U.S. home purchases are cash and Redfin notes that cash closings occur 7-14 days faster than financed sales because inspections are less restrictive.
How Cash Buyers Differ From Traditional Buyers
- No lender-required appraisal
- Minimal contingencies
- Faster timelines
- More flexibility with repairs
- Fewer delays and fewer people involved
Traditional buyers depend on banks and inspectors. A cash buyer near me typically focuses only on verifying the home’s condition so they can understand repair costs, nothing more.
Greg Buys Houses is often referenced by sellers looking for an example of how a buyer can approach inspections with transparency and calm.
The Cash Home Buyer Process (Step-by-Step)
Step 1: Initial conversation
The buyer gathers basic details about the property, condition, timeline and your goals.
Step 2: Quick valuation
Comps, market trends and estimated repairs are reviewed.
Step 3: Cash Buyer Walkthrough
A short visit of ten 15-20 minutes, to confirm repairs, check the structure and spot safety issues.
No cleaning, staging, or upgrades are required.
Step 4: Cash offer breakdown
Buyers calculate offers using the investor offer formula.
Step 5: Closing in as little as 7-14 days
Because cash buyers avoid appraisal delays and lender conditions, closings move quickly.
How Cash Buyers Decide on an Offer
Cash buyers follow predictable formulas based on repairs, risk and resale value.
Investor Offer Formula
ARV – Repairs – Margin = Cash Offer
Snippet-Ready Definition:
ARV (After Repair Value) is the projected home value after repairs and updates.
Real Example
ARV: $300,000
Repairs: $20,000
Margin + holding cost risk: $30,000
Cash offer = $250,000
ATTOM’s national report shows that repair-heavy homes often sell 17-30% below market value, whether sold to investors or listed traditionally.
Pros and Cons of Selling to a Cash Buyer When Inspections Are Involved
Pros
- Faster closings
- Minimal walkthroughs
- Ability to sell without repairs
- Fewer contingencies
- Appraisal waiver advantage
- Simplified cash home buyer process
Cons
- Lower offers than what a fully fixed MLS listing might attract
- Need to choose a reputable buyer.
- Some investors use vague inspection timelines
Cash Home Buyer vs Traditional Sale Comparison Table
| Feature | Traditional Buyer | Cash Home Buyer |
| Inspection type | Full inspection required | Simple walkthrough or limited inspection |
| Appraisal | Mandatory | Not required |
| Timeline | 30-60 days | 7-14 days |
| Repairs | Often required before closing | Not required |
| Showings | Many | Usually 1 |
| Certainty | Moderate | High |
| Cash offer vs mortgage offer risk | High fall-through risk | Very low |
Repairs vs As-Is: How Inspections Shape Your Options
Traditional buyers use inspections to request repairs or credits. This often delays closing or lowers your price.
Cash buyers use inspections simply to understand repair costs, nothing more. This is why as-is home sale benefits matter so much when selling fast.
If You Repair Before Selling
- Higher potential list price
- Slow timeline
- Contractor delays
- More showings
If You Sell As-Is
- No repair stress
- Faster closing
- Lower but more predictable price
- Reduced carrying costs
Condition, Location & Carrying Costs
Homes in strong markets often attract more traditional buyers; homes needing repairs attract more real estate investors near me.
Carrying costs, such as mortgage, taxes, insurance and utilities, grow each month a home sits on the MLS.
Example:
$2,200/month × 2 months = $4,400 in carrying costs.
This often influences a seller’s pricing strategy for speed.
Net Proceeds Comparison (Real Numbers)
MLS Route
Sale price: $310,000
Agent fees: -$18,600
Repairs requested: -$12,000
Carrying costs (2 months): -$4,400
Net ≈ $275,000
Cash Buyer Route
Cash offer: $255,000
No repairs
Minimal closing costs
No extended holding period
Net ≈ $255,000
Difference: $20,000
Some homeowners value price. Others value speed and certainty.
Myths About Cash Home Buyers
- Myth: Cash buyers skip inspections entirely.
Truth: They often do quick inspections, but far less demanding than traditional buyers. - Myth: Cash offers are random.
Truth: Offers follow market data, ARV calculations and repair estimates. - Myth: Fast sales only help distressed sellers.
Truth: Many simply want a smoother experience.
Red Flags When Choosing a Cash Buyer
Move gently but cautiously if you notice:
- No proof of funds
- shifting inspection timelines
- pressure to sign quickly
- unclear repair assumptions
- unusually long contingencies
- wholesaler pretending to be a direct buyer
A steady buyer keeps the process simple and calming.
Benefits of Fast Sales With a Cash Buyer:
- Fewer steps
- predictable timeline
- reduced carrying costs
- No repairs needed
- minimal walkthroughs
- simpler paperwork
- The fastest way to sell a home when time matters
Key Takeaways
- Cash buyers do inspect homes, but the process is simple and stress-free
- Cash sales avoid appraisal delays and lender requirements
. - Offers follow clear formulas.
- As-is options make selling easier when repairs feel overwhelming.
- The best path depends on your timeline, not pressure.
- Choosing the right buyer brings clarity and stability
Choosing the Best Selling Path
A traditional sale may bring a higher price but a slower, more demanding process. A cash home buyer provides speed, fewer steps and a stable timeline with minimal inspections. Greg Buys Houses is often referenced by homeowners who want clear expectations around walkthroughs and as-is sales, especially when timelines feel tight.
FAQs
Do cash home buyers always require inspections?
They typically request a simple walkthrough or limited inspection, not a full traditional inspection.
How quickly can I sell a house to a cash buyer?
Most sales close in 7-14 days, depending on title readiness.
Do cash buyers require an appraisal?
No. Cash buyers usually skip appraisals entirely.
Will I need to make repairs after the inspection?
Not with most investors. As-is sales are standard in cash transactions.
Can a cash buyer cancel after inspection?
Legitimate buyers rarely cancel unless severe, undisclosed damage appears.
Are cash buyer inspections easier than traditional inspections?
Yes. They are faster, simpler and focused only on repair estimates.
Is selling as-is the fastest way to sell my home?
Yes. As-is sales remove repair delays and reduce showing requirements.
Final Thoughts
If you’re looking for a calmer path forward, connecting with Greg Buys Houses can help you understand exactly how a cash home buyer handles inspections while keeping your pace, comfort and needs at the center of the process.
