How fast can I sell my house in Charleston?

We can provide a fair cash offer within 24 hours and close the sale in as little as 7 to 14 days.

Do I need to make repairs before selling?

No. We buy houses in 'as-is' condition. No cleaning or repairs required.

Are there fees or commissions?

No. We do not charge commissions or hidden fees. We cover all closing costs.

How We Calculate a Cash Offer: The Honest Version

Industry 101

May 8

Written By Sean McMullen

Most cash buyers won't show their work. We will. At CHS Revival, we're local founders who believe you deserve to understand the number we put in front of you — even if you decide it's not the right fit. That's just how we operate.

The Offer Formula (Plain English)

Every offer we make comes down to three numbers:

Cash Offer = ARV − Renovation Costs − Our Margin

Let's break each one down.

1. ARV — After-Repair Value

This is what your home would sell for on the open market after it's been fully renovated. We look at recent comparable sales in your neighborhood to land on this number. It's the same data a licensed appraiser or agent would use.

2. Renovation Costs

We walk the property (or review photos/details) and estimate what it would cost to bring it up to market-ready condition. This includes structural repairs, cosmetic updates, systems (HVAC, plumbing, electrical), and anything else that needs attention. We don't pad this number — we estimate it honestly because our reputation depends on it.

3. Our Margin

This covers our holding costs (taxes, insurance, utilities while we own it), transaction costs (closing, agent fees when we resell), and a profit margin that keeps CHS Revival operating. We're not a nonprofit, but we're also not trying to squeeze every dollar out of a difficult situation.

A simple example:

ARV: $250,000
Renovation: $45,000
Margin: $30,000
Our Offer: ~$175,000

Cash Offers vs. Listing with an Agent

A fair question: why not just list it?

For some sellers, listing makes more sense. For others — especially those dealing with time pressure, deferred maintenance, or life circumstances — a cash offer is the better trade-off. We'll tell you honestly which situation you're in.

What Affects Your Offer

Not every home is the same. Here's what moves the number up or down:

Condition — The more work needed, the higher the renovation estimate, which lowers the offer. A well-maintained home gets a stronger number.
Timeline — If you need to close fast, that actually works in your favor. Flexibility on your end = fewer holding costs for us.
Title Issues — Liens, back taxes, or unclear ownership complicate the deal and can affect what we're able to offer.
Occupancy — Vacant homes are typically easier to assess and close quickly. Tenant-occupied properties add coordination and legal considerations.
Location — Comparable sales in your specific neighborhood directly impact the ARV, which drives everything else.

Frequently Asked Questions

1. Is your offer negotiable?

We start with our best number based on the data. If you have information that changes the picture — a recent repair, a comparable sale we missed — we're always willing to take another look.

2. Do I need to clean out the house?

No. Sell it “as-is.” Leave what you don't want. We handle the rest.

3. Are there any fees or commissions?

None. What we offer is what you walk away with (minus any liens or payoffs on the property, which would apply in any sale).

4. How long does it take to get an offer?

Usually within 24–48 hours of connecting with us.

5. What if my house has major structural issues?

We've seen it all. Structural problems affect the renovation estimate, but they don't automatically disqualify a property. Reach out and let us take a look.

6. Do you buy homes in probate or with title issues?

Yes. We work with attorneys and title companies regularly to navigate complex situations.

7. Will you share the comparable sales you used?

Absolutely. We're happy to walk you through the comps that informed your ARV.

8. What happens after I accept?

We open escrow, complete any due diligence, and close on your timeline. You pick the date.

Why Trust CHS Revival

Transparent process — You've just read exactly how we calculate our offers. No black box.
Local founders — We're based in the Charleston area. This is our community too.
End-buyer model — We renovate and resell homes ourselves. We're not wholesalers flipping contracts to unknown third parties.
BBB accredited — We hold ourselves to a standard of accountability.

Ready to Get Your Offer?

There's no obligation, no pressure, and no surprises. Just an honest number and a straight conversation.

📞 Call or text us: 843-983-6610

🌐 Submit your info here to get started

Sean McMullen