What Does a HomeWise Cash Offer Include and Leave Out?
A HomeWise offer is the price paid for the house as it stands. HomeWise charges no agent commission, no listing fee and no service fee, and in most cases it covers the standard closing costs. What the seller still owes at settlement is the mortgage payoff, any liens, and prorated property taxes and HOA dues, which the title company deducts from the proceeds before the seller is paid.
Consider an illustrative seller in Jacksonville, Florida, who accepts a $240,000 offer on a 1994 house with a failing roof and a closing set for September 18, 2026. Her mortgage payoff comes to $151,200. The county tax bill, prorated through the closing date, is $1,640. Her HOA dues for the month are $95. A $3,150 code enforcement lien from an unfinished fence repair sits on the title. The settlement statement lists $240,000 coming in, $156,085 going out to those four items, and $83,915 wired to her account. No commission and no title or escrow fee appear on her side of the page.
Do cash buyers pay closing costs, and which ones?
It depends on the buyer, and the contract is the only place the answer is binding. Closing costs on a cash sale are smaller than on a financed one because there is no lender on the file. What remains is the owner’s title policy, the settlement or escrow fee, recording fees and, in many states, a transfer tax. HomeWise’s calculator page says sellers typically pay 1 to 3 percent of the sale price in closing costs, separate from commission, with the title policy, the settlement fee and transfer taxes the largest pieces. In a HomeWise sale the company states it covers those standard seller costs in most cases; what the seller still pays are debts attached to the property, not fees for the transaction.
From accepted offer to wire, the money moves in a fixed order.
- The contract goes to the title company. The title company opens escrow, runs a title search and finds every recorded mortgage, lien and judgment against the property.
- Payoff letters are ordered. The lender and each lienholder state the exact amount that releases their claim as of the closing date, including per-diem interest.
- Taxes and dues are prorated. The seller owes property tax and HOA dues for the days of the year the seller owned the house; the buyer takes over from closing day. Where taxes are paid in arrears, the seller’s share shows up as a credit to the buyer.
- The seller’s settlement statement is issued. It lists the price, each deduction and the net figure, and the seller reviews it before signing.
- The deed records and funds disburse. The title company pays the lender and lienholders first, then wires the balance to the seller, often the same day.
A seller with a lien, a judgment or an unclear payoff should have a licensed attorney in the state review the title commitment before a closing date is set, since lien priority and release rules differ from state to state.

What paperwork shows the seller the final number?
In a financed purchase the buyer receives a Closing Disclosure. The Consumer Financial Protection Bureau’s explainer describes it as “a five-page form that provides final details about the mortgage loan you have selected,” delivered at least three business days before closing.
That form belongs to the borrower, and in a cash sale there is no borrower. The seller’s document is the settlement statement. According to the American Land Title Association’s settlement statement page, ALTA’s standardized forms exist “to itemize all the fees and charges that both the homebuyer and seller must pay during the settlement process of a housing transaction,” the CFPB’s Closing Disclosure took effect on Oct. 3, 2015, and four versions are published, including one for cash transactions and one for the seller alone. The seller’s version is the page that answers the question most owners are really asking, which is the net proceeds from home sale after every deduction.
|
Line item |
In a HomeWise sale |
Where it shows up |
|---|---|---|
|
Agent commission, listing fee, service fee |
None charged |
Not on the statement |
|
Standard closing costs (title policy, settlement fee, recording) |
Covered by HomeWise in most cases |
Buyer’s side of the statement |
|
Mortgage payoff |
Owed by the seller |
Deducted from proceeds, paid to the lender |
|
Liens and judgments |
Owed by the seller |
Deducted from proceeds, paid to each lienholder |
|
Prorated property taxes and HOA dues |
Seller’s share through closing day |
Deducted from proceeds, credited to the buyer or paid to the county and the association |
Where does the HomeWise number come from?
HomeWise, a direct home-buying company that purchases distressed single-family houses in California, Texas, Florida, Arizona, Georgia and other states, pays one price for the house as-is, with no repairs, cleaning, staging or showings asked of the seller, and can close in as little as 7 days once title is clear or on a date the seller picks up to 60 days out. The company has bought more than 500 homes. Its closing costs calculator estimates what a seller would otherwise pay for title, escrow, transfer taxes and recording at a given price, which shows what covering standard closing costs is worth on a specific house, and its how it works page walks through the three steps from offer to closing date. Prorated taxes and HOA dues owed at settlement may still apply.

The arithmetic cuts both ways. A seller with little equity can find that the payoff and liens absorb most of an as-is price, and a seller whose house needs no work will usually net more through a listing even after paying commission and the 1 to 3 percent in closing costs. Buyers such as HomeWise make sense for houses where the repair bill, the carrying cost and the calendar are the problem.
Frequently asked questions
What are seller closing costs in a cash sale?
Typically the owner’s title insurance policy, the settlement or escrow fee, recording fees and any state or county transfer tax, which together usually run 1 to 3 percent of the price according to HomeWise’s calculator page. In a HomeWise sale the company covers these standard items in most cases, so they do not come out of the seller’s proceeds.
Are cash offer closing costs lower than in a financed sale?
Yes, on the whole. A cash sale has no lender, so there is no loan origination fee, no appraisal fee and no lender’s title policy, and the closing can happen as soon as title is clear. The seller’s own obligations, the payoff, liens and prorations, are the same whether the buyer pays cash or borrows.
What if the mortgage payoff is more than the offer?
Then the sale cannot close at that price without the lender’s written agreement to accept less, known as a short sale, which takes weeks of lender review and is not something a buyer can promise. A seller close to that line should request a payoff letter before accepting any offer, since the figure grows daily with interest.
Who pays the transfer tax when HomeWise buys a house?
Transfer taxes differ widely by state and county, and in some places the seller customarily pays them. HomeWise states it covers standard seller closing costs in most cases, and the contract and the settlement statement show which items that includes on a given sale. Sellers should read the statement line by line before signing.
Disclaimer: This content is for general informational purposes only and should not be considered as financial advice. The content is not intended to be a substitute for professional financial advice, investment advice, or any other type of advice. You should seek the advice of a qualified financial advisor or other professional before making any financial decisions.




