TL;DR
Our team has been buying houses with complex title and probate situations across Texas and South Carolina since 2011. This page publishes our own benchmark data — average days to close, offer-to-ARV ratios, and case-mix breakdown — so sellers can compare cash offers against what is actually happening in the market.
By Nancy Lerma · ARV Venture Group · Updated: 2026-05-20 (refreshed quarterly)
Most "cash buyer" websites tell you they close fast. They do not show you the actual numbers. Most sellers compare offers without knowing what is normal for their specific situation — clean title vs probate vs title curative. We publish our team's real numbers so you have a benchmark to compare. If another buyer's offer or timeline is wildly different from these ranges, that is information you can act on.
| Case type | Median days to close | Range we have seen |
|---|---|---|
| Clean title (no probate, single owner, signed deed on file) | 10 days | 7 - 14 days |
| Mixed complexity (single heir, minor title work, back taxes) | 28 days | 18 - 45 days |
| Title curative (multi-heir, broken chain, DIY deed fix needed) | 65 days | 45 - 120 days |
ARV = After-Repair Value (what the house would sell for fully fixed up). Offer-to-ARV = our cash offer as a percentage of ARV.
| Case type | Typical offer-to-ARV range | What drives the variance |
|---|---|---|
| Clean title | 70 - 78% | Local market velocity, repair scope, days-on-market for comparable listings |
| Mixed complexity | 60 - 72% | Title work cost + back-tax payoff factored into the offer |
| Title curative | 45 - 65% | Cost + risk of unwinding bad title; heir negotiation work |
Expect 70-78% of ARV in 7-14 days. If a buyer offers significantly less for a clean-title property, ask them to explain it.
Expect 60-72% in 18-45 days. The "loss" from cleaner numbers covers the title attorney, back taxes, and time.
Expect 45-65% in 45-120 days — but compare this to the alternative: paying an attorney $5-15K out of pocket for 18 months and STILL having to sell at full retail with all the standard agent costs. The math often comes out close.
Identify your case type honestly. Use the 7 Signs Your Inherited House Has a Title Problem page if you are not sure.
Compare any cash offer you receive against the offer-to-ARV range and days-to-close range for that case type.
If a buyer's offer or timeline is wildly outside these ranges in EITHER direction, ask them to explain it.
Use the comparison to negotiate — or to walk away.
We publish a refresh quarterly with the next date right at the top of this page. We are willing to share specific deal counts with any seller comparing serious offers. We do not have an incentive to inflate our days-to-close (it makes us look slower) or our offer-to-ARV (it makes us look stingier) — both numbers are tradeoffs that cut both ways. Our incentive is for sellers to trust the data enough to call us.
Because the title work, attorney fees, back taxes, and heir-negotiation risk all come out of someone's pocket. On clean-title deals, you keep more of the ARV because we do less work. On title curative deals, the work shifts to us and the math shifts with it.
A clean-title listing might net 92-95% of ARV minus 6% commission, minus closing costs, minus repair credits, minus 60-180 days of holding costs. Net to a typical seller: 78-85% of ARV in 90-180 days. Our numbers above are slightly lower per dollar but faster, no out-of-pocket costs, and work in situations where a realtor cannot list at all.
City-level data is available on the individual city pages: Houston, Garland, Columbia SC. We do not publish per-zip data publicly because of sample-size limits.
Yes — for sellers actively comparing offers, call (210) 761-3033 and ask. We will walk through closed-deal examples that match your situation.
Comparing cash offers? Call Nancy at (210) 761-3033 or email [email protected]. Bring the other offers if you have them — we will tell you straight how ours compares against what is normal.
Last updated: 2026-05-20. Data refreshed quarterly (next: 2026-08-01). All figures are aggregate team data from closed deals since 2011 across Texas and South Carolina. Available for verification on request. ARV Venture Group is a real estate investor, not a wholesaler reassigning contracts.