How Much Do People Really Get When They Sell to Pezon Properties

Mathew Pezon • May 12, 2026


Selling your house can feel scary. You want to know exactly what you will get. When you work with cash home buyers like Pezon Properties, the numbers work differently than in a regular sale. This article shows you examples based on actual sellers. You will see what people really received when they sold their homes for cash.


Many homeowners wonder if cash offers are fair. They worry about losing money. The truth is that cash sales work differently from traditional sales. You skip repairs, showings, and months of waiting for buyers. But you also get a different price. Let's look at what real people actually received.

Understanding Cash Offers vs Market Value


When you sell your house the traditional way, you list it at market value. Market value means what buyers will pay in perfect conditions. Your house needs to look great. Everything should work. You might spend thousands fixing problems first.


Cash buyers like Pezon Properties make different offers. We often offer 70 to 85 percent of your home's after-repair value (ARV). ARV means what your house would sell for if everything were fixed and updated. Why less than market value? Because cash buyers take your house as-is. We pay for all repairs.


Here's a simple example. Say your house would sell for $150,000 if it were perfect. But your roof leaks. Your kitchen is 30 years old. The bathroom needs work. Fixing everything might cost $25,000. A cash buyer might offer you $95,000 to $105,000. They take on the repair work and risk.


Traditional sales give more money at first. But you pay real estate agent fees (usually 6 percent). You pay for repairs before listing. You pay for inspections, staging, and months of mortgage payments while waiting. Those costs add up fast. Sometimes a lower cash offer puts more money in your pocket because you avoid all those expenses.


Pezon Properties looks at your house's condition, location, and current market. We consider repair costs and holding costs. Then we make an offer that works for both sides. You get certainty and speed. We get a property to fix and resell.


The key difference is time and convenience. Traditional sales take 60 to 90 days or longer. Cash sales in Slatington with Pezon Properties can close in as little as 7 days. You pick the closing date. No repairs needed. No showings with strangers walking through your home. That convenience has value too.


What Sellers Typically Receive: Illustrative Examples

Real numbers help more than theories. The following examples are illustrative scenarios based on common situations Pezon Properties encounters with sellers in the Allentown area.

Scenario 1: The Inherited Property

Say you inherit a home in Lebanon that needs a new roof, updated electrical, and kitchen work. The estimated market value after repairs is $180,000, but getting there would cost around $35,000. If you don't want to manage contractors or wait months for a traditional sale, a cash offer starts to make sense.

In a situation like this, Pezon Properties might offer around $125,000. You'd close in two weeks, pay nothing in repair costs, agent fees, or closing costs, and walk away with the full offer amount in hand. When you factor in what a traditional sale would cost in repairs, commissions, and carrying costs, the difference often narrows considerably.

Scenario 2: The Job Relocation

Suppose you get a job transfer and need to move in three weeks. Your home is in decent shape but needs some cosmetic updates. It's worth around $200,000 on the open market and you still owe $140,000 on your mortgage.

A cash buyer might offer $165,000. You close in 10 days, pay off your mortgage, and walk away with $25,000. A traditional sale might net more on paper, but not when you account for agent fees, and certainly not when you have a start date to meet.

Scenario 3: The Problem Property

Imagine a rental property with foundation issues requiring $40,000 in repairs against an after-repair value of $160,000. If you can't afford the work and don't want the ongoing headache, selling as-is makes sense.

A cash offer in this range might come in around $95,000. You avoid the upfront repair costs, the stress of managing contractors, and the uncertainty of a traditional listing. The proceeds give you a clean exit and the ability to move forward.


Hidden Fees and Closing Costs: What Sellers Actually Paid


One big advantage of selling to cash buyers is transparency about costs. Traditional sales hide many fees that surprise sellers at closing. Let's break down what sellers actually paid when working with Pezon Properties.


Traditional Sale Closing Costs


In a regular sale, sellers pay 8 to 10 percent of the sale price in total costs. Here's what that includes:

  • Real estate agent commission: 5 to 6 percent of the sale price
  • Title insurance: $500 to $1,500
  • Transfer taxes: vary by location, often 1 to 2 percent
  • Attorney fees: $500 to $1,500
  • Home inspection repairs: $2,000 to $10,000 or more
  • Staging and photos: $500 to $2,000
  • Mortgage payoff penalties: sometimes applicable
  • Prorated property taxes: depends on timing


On a $150,000 sale, these costs could total $12,000 to $15,000 or more. Plus all the repair costs before listing.


When you sell to Pezon Properties, the costs are much simpler. In most cases, Pezon Properties covers all closing costs. You pay zero in fees. The offer you receive is what you actually get (minus any mortgage payoff).


You never pay real estate agent commissions because there are no agents. You make no repairs because they buy as-is. You pay nothing for inspections because we don't require them.


Some sellers worry about hidden catches, but we value transparency. The offer is the offer. We explain everything up front. If your mortgage payoff is $100,000 and we offer $130,000, you walk away with $30,000 (assuming no liens or back taxes).


You might still owe certain costs that exist regardless of how you sell:

  • Outstanding mortgage balance (this gets paid from the sale proceeds)
  • Property tax arrears are behind on payments
  • HOA fees if in arrears
  • Any liens on the property


These aren't fees from Pezon Properties. These are your existing debts that get settled at closing. Pezon Properties helps you understand these numbers before you accept their offer. No surprises.


The bottom line on costs? You pay nothing directly to Pezon Properties. They handle closing costs. You settle only your existing debts with the sale proceeds. This makes the math very simple. Your offer minus your debts equals your cash at closing.


Why the Numbers Make Sense for Many Sellers


The math might seem simple on paper. A traditional sale grosses more money. But many sellers find that cash offers make more financial sense when you count everything.


Consider your situation. If your house needs $20,000 in repairs, where does that money come from? You pay it up front before listing. Then you pay 6 percent agent fees. Then you pay for months of utilities, mortgage, insurance, and taxes while waiting for a buyer. These costs add up to thousands or tens of thousands.


Speed also has financial value. Every month, owning a property costs money. Mortgage payments, insurance, taxes, utilities, and maintenance never stop. If you can close in two weeks instead of three months, you save at least two months of these expenses.


Certainty matters too. Traditional buyers can back out after inspection. Financing can fall through. You might accept an offer, then start over when it fails. This uncertainty extends your timeline and costs even more money. Cash sales close with certainty. Once you accept, the deal happens.


Pezon Properties reviews often highlight these benefits. Sellers appreciate knowing exactly what they'll get and when. No surprises. No delays. No deals falling through. This peace of mind has real value, even if the initial number seems lower.


How to Evaluate Your Own Situation


Every house and situation is different. Here's how to think about whether a cash offer makes sense for you.


Start by estimating your house's true ARV. Be honest about needed repairs. Get contractor estimates if possible. Then subtract repair costs from ARV. This gives you an idea of what cash buyers might offer.


Next, calculate traditional sales costs. Take 8 to 10 percent off your expected sale price for fees and costs. Add your repair expenses. Add carrying costs for the months you'll wait. Subtract all this from your expected sale price. This is your realistic net from a traditional sale.


Now compare this number to a likely cash offer (70-85 percent of ARV). The cash offer might be closer to your traditional net than you think. And it comes with speed and certainty.


Pezon Properties offers free, no-obligation home evaluations. You can get their offer without commitment. This gives you real numbers to compare. You can then decide which path makes more sense for your specific situation.


Consider your timeline, too. Do you need to move quickly? Are you handling an inherited property from out of state? Is your house in rough shape? These factors make cash sales especially attractive.


Frequently Asked Questions


How quickly can I get an offer from Pezon Properties?


Pezon Properties can provide a cash offer within 24 to 48 hours of viewing your property. The process is simple. You contact them, they schedule a walkthrough at your convenience, and they analyze your home's condition and value. After the walkthrough, they prepare a fair cash offer based on current market conditions in Allentown and your property's specific situation. There is no obligation to accept. You can review the offer and decide if it works for you. Many sellers appreciate getting a firm number quickly so they can plan their next steps with confidence.


Do I need to clean or repair anything before selling to Pezon Properties?


No, you don't need to clean, repair, or change anything about your house. Pezon Properties buys homes in complete as-is condition. This means they take properties with damage, clutter, outdated features, or any other issues. You can leave unwanted items behind if needed. There's no need to spend money or time on repairs, painting, or staging. This is one of the biggest benefits customers mention in reviews of Pezon Properties. You save thousands on repair costs and hundreds of hours of work. The offer accounts for the property's current condition, so everything is factored into the price upfront.


What closing costs will I actually pay when I sell to Pezon Properties?


In most cases, you will pay zero closing costs when selling to Pezon Properties. They cover all standard closing fees, including title insurance, transfer taxes, escrow fees, and recording costs. You never pay real estate agent commissions because no agents are involved. The only money that comes out of your proceeds is your existing mortgage balance (if you have one) and any outstanding liens or back taxes on the property. Everything else is covered. This makes the final numbers very simple to understand. The cash offer you accept is what you receive minus only your existing debts on the property.


Mathew Pezon

About the author

Mathew Pezon

Mathew Pezon is the founder and CEO of Pezon Properties, a cash home buying company located in Lehigh Valley, Pennsylvania. With several years of experience in the real estate industry, Mathew has become a specialist in helping homeowners sell their properties quickly and efficiently. He takes pride in providing a hassle-free, transparent, and fair home buying experience to his clients. Mathew is also an active member of his local community and is passionate about giving back. Through his company, he has contributed to various charities and causes.

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