Get a Free Cash Offer on Your San Diego Home

What a Legitimate Cash Offer Looks Like

There are many "cash offer" companies active in San Diego. Some are excellent; others operate through bait-and-switch, contract assignment, or lowball pressure tactics. A legitimate cash offer has specific characteristics:

• Transparent math. You can see how the buyer calculated the offer — current value estimate, repair cost estimate, margin. No black box.
• Proof of funds. Legitimate cash buyers will provide proof of funds showing they have actual capital to close, not a wholesaler looking to assign your contract.
• Written, firm terms. No verbal promises that change at closing. Offer letter in writing, held open for a reasonable window.
• No "final price" surprises. The offer shouldn't mysteriously drop after inspection based on newly-discovered issues a reasonable buyer would have identified upfront.
• No pressure. Urgency is a sales tactic. Your offer should be valid for at least 72 hours so you can compare alternatives.

How Our Offers Are Calculated

Every Mewawa Group cash offer is built transparently from three components. We walk you through each one so you understand exactly where the number came from.

1. After-Repair Value (ARV)

We research comparable sales within the last 90 days in your specific neighborhood — ideally within 0.5 miles and comparable by size, age, and condition. This establishes what your home would sell for after being brought to retail-ready condition. We share these comps with you.

2. Repair Cost Estimate

Based on property walkthrough, we estimate what repairs and updates would be needed to reach retail condition — roof, HVAC, plumbing, electrical, cosmetic updates, landscaping. We break this out by line item. If you disagree with any estimate, we discuss it. We'd rather adjust our math than make you feel we're padding numbers.

3. Transaction Costs and Margin

Every cash deal requires the buyer to carry: acquisition cost, renovation financing, holding costs (property tax, utilities, insurance during rehab), resale transaction costs (agent commission when we sell), and profit margin. We show you what's in this number. For San Diego markets, this typically ranges 15-22% of ARV, depending on neighborhood and complexity.

When a Cash Offer Makes Sense — and When It Doesn't

A cash offer is the right path when:

• You need to close fast (foreclosure, PCS, relocation, divorce)
• The home needs $30K+ in repairs you can't or won't make
• Certainty matters more than maximum price — you want a guaranteed closing
• You want to avoid the stress of showings, negotiations, and inspection drama
• You have privacy reasons for avoiding an MLS listing

A cash offer is NOT the right path when:

• Your home is in move-in condition and in a strong market — a traditional listing will typically net you $30K-$100K+ more
• You have time (60-90 days) and emotional bandwidth for a traditional sale
• The home has unique features that warrant targeted marketing to specific buyer pools (historic, waterfront, equestrian, etc.)

We'll tell you honestly which category you're in. If listing will net you more, we say so — even though it costs us the cash deal.

Competing Offers Are a Good Thing

We encourage you to get multiple cash offers. A fair offer will compare well against others. Be careful to compare apples to apples, though — some competitors will quote a high gross offer and then deduct fees, commissions, and "holding costs" at closing, while others (us included) quote the net number you walk away with. Ask every buyer to write down the exact figure that will be wired to you at closing, after all deductions. The highest gross offer isn't always the highest net.

Our Commitment to You

As a licensed California real estate agent, we're bound by specific fiduciary obligations, even when acting as a buyer. This includes the obligation to disclose our role clearly (agent vs. principal), material facts about the transaction, and any conflicts of interest. You'll receive all disclosures in writing before any contract is signed. No surprises. Verify our license at the California DRE website.

Frequently Asked Questions

How long does it take to get a cash offer?

For most properties, 24 hours from initial consultation. Complex properties (severe damage, unusual features) may take 48-72 hours to price accurately. We'd rather take an extra day and give you a firm, honest number than rush a lowball offer you'll have to negotiate against later.

Is there a fee to get an offer?

No. The offer and consultation are free and no-obligation. You're free to decline, compare competing offers, or choose to list traditionally instead.

What if I get a higher offer elsewhere?

Show it to us. If it's a legitimate, comparable offer (net proceeds, firm terms, verified funds), we may match it or explain honestly why we can't. If the other offer has hidden costs, bait-and-switch risks, or unrealistic pricing, we'll tell you what to watch for.

Do you buy homes with unusual issues — like title problems or unpermitted work?

Yes. We handle most common issues as part of closing: unpaid property taxes, HOA liens, HELOC payoffs, unpermitted additions, title defects, deceased-owner situations in probate. Our escrow and title team solve most of these at closing without requiring out-of-pocket money from you.

How is this different from Opendoor or other iBuyers?

iBuyers like Opendoor use algorithms and have strict criteria — they won't buy homes needing significant work or in certain conditions. They often quote high initial offers and then reduce significantly after inspection. We're local, we see your property in person, our offer is firm once given, and we buy homes they wouldn't touch (distressed, older, heavily customized, etc.).