The Dirty Secret of “Cash Offers”
Imagine this: you finally make the hard decision to sell your house. A buyer swoops in with a “cash offer” that sounds too good to be true. They promise quick closing, a high price, and no headaches. You’re relieved, you think the nightmare of selling is over. But then reality hits. Days stretch into weeks. The buyer drags their feet. The deposit is practically nothing. Suddenly, they disappear, back out, or worse, file a memorandum of title that traps your property in legal limbo.
Sadly, this story isn’t rare. It’s the norm. Studies show nearly 90% of cash buyers either back out or fail to perform.
Let’s uncover the truth about why sellers are getting burned, what “fake offers” really look like, and how to protect yourself before signing the dotted line.
The Fake Promise of High Offers
One of the biggest tricks shady buyers use is dangling an inflated price. They know sellers get excited when they hear a number above market value, so they make a flashy offer to get you locked in.
But here’s the catch:
- They don’t plan to actually pay that amount.
- Their goal is to tie up your property, shop it around to other investors, and if they can’t flip it, they walk away.
Meanwhile, you’ve wasted valuable time. You’ve turned down legitimate buyers because you were blinded by a big fake number. The high-ball offer is nothing more than bait, and thousands of homeowners fall for it every year.
The Delayed Closing Game
“Don’t worry, we’ll close quickly.” That’s the line. But instead of days, the closing timeline gets dragged out for weeks or months. Here’s why:
- Some buyers don’t actually have cash, they’re scrambling to find funding.
- Others are trying to reassign the deal behind the scenes.
- Many simply hope you’ll get so frustrated that you’ll accept a lower price later.
Every week that passes means stress, uncertainty, and possibly missed opportunities. Sellers who thought they had a done deal often end up back at square one, but with less time and more pressure.
Low Deposits = Zero Commitment
A real buyer will put down real money. But most “cash buyers” don’t. They’ll write a contract with a tiny deposit, sometimes as low as $10 or $100. That means they have no skin in the game. They can walk away at any time without losing anything. You, on the other hand, are the one carrying all the risk. If someone isn’t willing to put down a serious deposit, that’s your first red flag.
The Worst-Case Scenario: Memo on Title
If the high-ball offers and low deposits weren’t bad enough, there’s something far worse: the memorandum of title. This is when a buyer records a document against your property, claiming they have the right to purchase it. Even if they don’t intend to close, that memo makes it nearly impossible for you to sell to someone else.
IT’S A TRAP. You’re locked in a deal with someone who might never pay you. In the meantime, your life is on hold. This is the dirty trick that leaves many sellers feeling completely powerless.
Why Sellers Keep Getting Burned?
You might wonder: “How do buyers get away with this?” The answer is simple: there’s very little regulation in the space. Anyone can call themselves a “cash buyer.” There’s no licensing, no oversight, and very little accountability.
That’s why 90% of cash offers never make it to the finish line. The numbers don’t lie. That means if you’re talking to 10 buyers, only one is likely to follow through. The other nine will either back out, renegotiate, or tie up your property with no intention of closing. It’s a gamble most homeowners can’t afford to take.
How Sellers Can Protect Themselves From These Buyers
While most cash buyers don’t follow through, you can protect yourself by taking a few smart steps:
- Ask for Proof of Funds – A real buyer won’t hesitate to show recent bank statements or a letter from their financial institution. If they dodge this, it’s a red flag.
- Require a Real Deposit – Serious buyers put money on the line. A deposit of at least 1–2% of the purchase price, held in escrow, shows true commitment.
- Set Clear Deadlines – Don’t agree to open-ended extensions. Insist on written timelines for inspections and closing. Genuine buyers respect your schedule.
- Research the Buyer – Look up their company online, check reviews, and verify with the Better Business Bureau. Longevity and positive feedback matter.
- Watch for Red Flags – Overly high offers, vague answers, or resistance to providing documents are classic signs you’re dealing with a pretender.
By following these steps, you’ll quickly separate the real buyers from the 90% who waste sellers’ time.
The Safer Alternative!
Not all cash buyers are created equal. While many lure homeowners with fake promises, high numbers they never intend to pay, and contracts designed to trap you, only a small handful of reputable companies actually deliver, closing quickly, fairly, and without the games.
That’s where 3 Step Home Sale stands apart. We’ve built our reputation on being the opposite of the 90% who waste your time. We don’t throw out flashy numbers just to lock up your property. We don’t drag out closings or leave you hanging. Instead, we do exactly what we say: make an honest, transparent cash offer and follow through.
Because when you’re selling your home, you deserve certainty, not stress. You deserve a buyer who shows up, funds the deal, and closes when promised. With us, you’ll never have to wonder if your buyer is going to vanish. You’ll know you’ve partnered with a team that values your time, respects your situation, and has the resources to get it done.
If you’re ready to sell without the fear of being burned, reach out today. Let’s turn your property into a done deal, fast, fair, and for real!