You have an offer in front of you. Here is what it actually nets.
Type in the numbers printed on the sheet and see the true net, the real discount, and what the speed is costing you per day. No address, no valuation, no email.
What the offer says
Straight off the sheet. Anything it does not mention, leave at zero.
What you are comparing it to
Optional, and it is the half that turns a net into a decision. These are your numbers and your agent's, not ours. We do not estimate your home's value here, on purpose.
Put the offer amount in and the read appears here. Nothing is sent anywhere while you type. The arithmetic runs in your browser.
Beta. The arithmetic is yours and every line of it is checkable against the sheet in front of you. Please do, and tell us if anything reads wrong.
Your numbers, our structure.
Almost every tool in this category starts by estimating what your house is worth. That is the step that makes them untrustworthy, and you already know it. It is probably part of why you asked a company for a real offer in the first place. An automated estimate is a model’s opinion about a house it has never seen, and it is so this tool works from figures you can hold in your hand and check line by line.
So this tool does not have one. It supplies the structure (which lines come out in what order, what the remainder is called, which questions the shape of your sheet raises), and you supply the figures. Arithmetic on your own numbers cannot be spun. That is the whole design, and it is also why the decoder is unable to say anything flattering about Zoom Casa: it has no numbers of its own to say it with.
The figure that decides the whole question is what your house would be worth after the work the offer is deducting for. That one needs somebody who prices this kind of work to look at your specific house, which is the conversation the button at the bottom opens.
Before you type anything in.
Do I have to enter my home address or get a home valuation?
No, and that is deliberate. The decoder never asks for your address and never estimates what your house is worth. Every figure it uses is one you read off the offer sheet in front of you, which means the arithmetic is unarguable: it is your own numbers, added up. If a tool wants to estimate your home value before it will tell you anything, ask yourself what the estimate is for.
Do I have to give my email to see the result?
No. The full read appears as you type, in your browser, and nothing is sent anywhere. There is a form at the bottom for the one thing the arithmetic cannot reach, and it is entirely optional.
What does "the cost of the certainty" mean?
It is the gap between what this offer nets you and what you think a normal sale would net you, divided by the number of days the offer saves. It turns "is this offer low" into "is this speed worth this price to me", which is the question you are actually deciding. It is rarely published anywhere, and it is the one number that puts the discount and the calendar on the same page.
Why are there two different discount figures?
Because the fair comparison is net against net. A listing does not put its list price in your pocket either (commission and closing costs come out of that too), so measuring an offer net of fees against a gross list price overstates the gap. The decoder shows you both: the headline gap, labelled as the generous version, and the net-against-net gap as soon as you enter your own commission figure. You enter that one because it is yours; quoting a rate on your agent’s behalf is theirs to do.
Will it tell me whether to take the offer?
It gives you the arithmetic and the questions your own figures raise, the ones worth putting to whoever wrote the offer, in writing. The decision itself is yours, and it turns on your house, your market and your paperwork, which is ground a conversation covers far better than a form.
Zoom Casa makes cash offers. Why should I trust this?
Read it knowing that, the same way you should read anything in this category. What we can promise is a structural thing rather than a sincere one: the decoder contains no number about any company, not a competitor’s fee, not ours, not an industry average. It cannot flatter us because it has nothing of its own to say. Every figure in it is yours.
It says beta. What does that mean here?
That it is new and has not been through a few hundred real offer sheets yet. The arithmetic is simple and you can check every line of it against your own document. Please do. If something reads wrong, tell us and we will fix it.
If you are still comparing companies.
The decoder performs arithmetic on figures you enter. It is not an appraisal, a valuation, legal advice, or a recommendation about any offer, and it does not evaluate any company’s terms. Net-sheet previews are illustrative; final offer terms are issued in writing on a term sheet. Program availability varies by state. Past results don't guarantee future outcomes. Not all properties qualify.