Cash for Keys Offer Calculator
Estimate a fair cash-for-keys offer by first estimating what a formal eviction would cost you in your state, then working backward from the money you’d actually save by avoiding it.
Not legal advice. This is an estimate based on state-level averages. Confirm current costs and requirements with a local landlord-tenant attorney before making an offer.
Your Situation
Your Estimated Offer
$950 – $1,300
This is well below the estimated $2,345 a formal eviction in Texas would cost you, which is why cash-for-keys can make financial sense even though you’re paying the occupant to leave.
Formal-eviction cost estimate
25 days- Filing fee
- $125
- Attorney fee
- $620
- Sheriff fee
- $125
- Lost rent during the process
- $1,250
- Property damage risk allowance
- $225
- Total estimated cost
- $2,345
State-level 2026 averages (filing fees, attorney fees, typical timelines), not county-specific — contested cases or local court backlogs can change these numbers. Confirm current costs with a local landlord-tenant attorney before making an offer.
Frequently asked questions
What is "cash for keys"?
Cash for keys is when a property owner pays an occupant a lump sum to move out voluntarily and return the keys, instead of going through a formal eviction. It's not a legal requirement anywhere, it's a negotiated alternative that can save time and money when it works.
Why would I pay someone to leave instead of just evicting them?
A formal eviction costs money and takes time even when you win: court filing fees, often an attorney, lost rent for the weeks or months the case takes, and a real risk of property damage from an occupant who feels they have nothing left to lose. This calculator estimates that total cost so you can see whether a smaller, faster cash payment is actually the cheaper option.
Is this number exact?
No. It's a starting estimate built from state-level averages, not your specific county or court. Local filing fees, attorney rates, and how backed up your local court is can all move the real number. Use this as a starting point for a negotiation, not a guarantee.
Does offering cash for keys mean I'm giving up my legal rights?
No, but the offer and any agreement should be handled carefully. If the occupant doesn't leave by the date they agreed to, you may still need to pursue formal eviction, so it's worth documenting the agreement in writing and confirming the process with a local landlord-tenant attorney.
Legal disclaimer
This tool provides a general cost estimate and does not constitute legal advice. Eviction costs, timelines, and cash-for-keys practices vary by state and locality and may have changed since this data was last reviewed. Confirm current figures with a licensed attorney in your state before making or accepting an offer.