Is Fix & List right for you?
It usually fits when:
- The house has solid equity and needs cosmetic or moderate work (paint, floors, kitchen and bath refresh, landscaping)
- You want close to top dollar but don't have the cash or time to manage contractors
- You can wait roughly 2–4 months for repairs plus a normal sale
- The house could qualify for a regular buyer's mortgage once repaired
How does it work?
- Free assessment. We walk the house and suggest only the repairs likely to pay for themselves.
- Written scope and price. You approve a fixed-price renovation scope and schedule in a written contract. Nothing starts until you sign.
- We renovate. Our crew does the work. You pay nothing during the renovation.
- You list with a licensed agent. A licensed Delaware agent markets and sells the house. You choose the agent and approve the price and any offers.
- Settle. At closing, the settlement attorney pays the repair invoice and the agent's commission from the proceeds, and the rest goes to you.
What are the pros and cons?
Upside
- ✅ Can net more than a cash sale when the house has equity and needs moderate work
- ✅ No out-of-pocket repair costs
- ✅ You stay in control: your house, your agent, your decisions
Trade-offs
- ⚠️ Slower than a cash sale
- ⚠️ Market risk: the sale price isn't guaranteed
- ⚠️ Agent commission still applies
What can the numbers look like?
| Illustrative numbers | Sell as-is for cash | Fix & List |
|---|---|---|
| Sale price | $215,000 | $300,000 |
| Repairs (repaid at closing) | $0 | −$35,000 |
| Commission (example 5.5%) | $0 | −$16,500 |
| Seller transfer tax share (example 2%) | $0* | −$6,000 |
| Carrying costs (about 3 months) | −$1,000 | −$4,500 |
| Estimated net before mortgage payoff | $214,000 | $238,000 |
*When Silverside buys your house, we pay all closing costs, including your share of the transfer tax. In this example, Fix & List nets about $24,000 more but takes about two months longer and carries market risk. Every house is different, so we'll run both scenarios on yours.
How are you protected?
- Fixed-price written renovation contract; changes only with your written approval
- Work done by a licensed, insured contractor, with permits where required
- Repairs are repaid from sale proceeds at settlement. If the house hasn't sold by the date in your contract, the balance becomes due as the contract describes. Review it with your attorney before signing
- You list with a licensed agent of your choosing. We never act as your agent or take a commission
Not sure which option fits?
Tell us about the house. We'll lay out every option that works, side by side, with the numbers.
Get My Written Offer Call (302) 525-0787Frequently asked questions
Who sells the house?
Any licensed Delaware real estate agent you choose. We handle the renovation only, and we take no commission or referral fee from the agent.
What if the house doesn't sell?
Your written contract sets a date. If the house hasn't sold by then, the renovation balance becomes due as the contract describes. You can also ask us for a cash offer on the renovated house at any point. Have your attorney review the contract first.
Do I pay anything up front?
No. The renovation is repaid from the proceeds at closing.
Which repairs do you do?
Only the ones likely to raise the sale price by more than they cost, like paint, flooring, fixtures, curb appeal, and targeted kitchen and bath updates. Major systems work is decided case by case.
How do I know the price increase is real?
Before you sign, we'll show you comparable sales for homes in renovated condition versus as-is condition near you.
Can I switch to a cash sale later?
Yes. You can ask for a cash offer at any stage.
General information, not legal, tax, or financial advice. Examples are illustrations, not offers. Consult your own attorney and tax advisor before selling.
