The short answer
List with an agent when your house is in great shape, it shows well, and you have time to wait for the right buyer at the right price. That's where a listing usually wins — top-of-market price, paid by a buyer who's willing to compete for a move-in-ready home.
Take a cash offer when you need speed, certainty, or the house needs work. A cash offer is usually a bit below full market value — that's the trade-off for no repairs, no showings, no fees, and closing on your timeline. For a house that needs a lot of repairs, or a seller on a deadline, a cash offer can actually be the better net outcome once you add up everything a listing costs.
A side-by-side comparison
Here's how the two paths stack up across the things that actually affect what you walk away with.
| Factor | Listing with an agent | Cash offer |
|---|---|---|
| Time to close | 90 days at best — often longer with back-and-forth negotiations | As little as 10 days |
| Repairs and cleaning | Usually needed | None — sold as-is |
| Showings and open houses | Yes, often many | None |
| Agent commission | Seller pays both sides — commonly 5–6% of the price | None |
| Seller closing costs | Seller pays — title, escrow, transfer, around 1–2% of the price | We pay our closing costs |
| Seller concessions & buyer-negotiated credits | Common — buyers ask for repairs, credits, or upgrades | None |
| Risk the sale falls through | Buyer financing can fall through — then you start over | Very low — cash, no loan contingency |
| Holding costs while you wait | Mortgage, taxes, insurance, utilities every month it's unsold | None after closing |
| Sale price | Highest potential price | Below full market value |
A worked example
Example only — every house is different
Say a house is listed at $315,000, and after back-and-forth negotiations it sells for $300,000. In a listing, the seller typically pays both sides of the commission, all of the closing costs, any concessions or credits the buyer negotiates, plus holding costs through roughly a 90-day sale. Here's what that path leaves you with — next to a cash offer with none of it.
Listing with an agent
Traditional 90-day sale with buyer negotiation
Cash offer
As-IsSell directly with zero deductions
The listing still wins on top-line price — but after both sides' commission, closing costs, concessions, repairs, and ~90 days of holding costs, that gap narrows fast.
So the real question becomes: how much is that convenience worth to you?
With a cash offer there are no open houses to keep the place spotless for, no buyer backing out at the last minute, no repairs to chase, no months of waiting. You skip the headaches, you actually get to enjoy the process for once, and you can plan your next fresh start on a date you pick. We've got you covered — tell us about the house and we'll show you both numbers so you can choose with confidence.
When a cash offer makes the most sense
A cash offer isn't right for every sale — but it's often the cleanest fit when one or more of these is true:
Inherited house
You're navigating probate and an estate timeline, not a marketing calendar.
Foreclosure deadline
The auction date is coming and a traditional listing can't close in time.
Major repairs needed
The house needs work you'd rather not — or can't afford to — do before selling.
Tenants in place
You don't want to coordinate showings around a lease, or disrupt a renter.
Divorce or separation
Two people need a clean, certain close on a date they both agree to.
Relocating fast
A job or move means you need the money, not a months-long listing.
How our cash offers work
We don't pull a number out of thin air. Here's what goes into an offer, in plain English:
- We look at what the house is worth as-is, based on recent comparable sales nearby and its condition today.
- We estimate the repairs it would take to sell it at top retail — and account for them.
- We add our own costs to buy, hold, and eventually resell or rent the property.
- The offer is the number that makes the deal work for us — and we'll walk you through how we got there.
Every offer is no obligation. You ask for it, we send it — usually within 24 hours — and you decide if it works. No fees, no pressure, and no strings either way.
See what your cash offer would be — no obligation
Tell us about the property and we'll send a fair cash offer within 24 hours. Run it against what a listing would net you and keep whichever wins.
Frequently asked questions
Do cash buyers pay less than market value?
Usually, yes. A cash offer is typically below full market value because the buyer is taking on the repairs, the speed, and the risk — and there are no agent commissions or fees on your side. In exchange you get certainty, no repairs, and a fast close. How much less depends on the house and the market, and we'll always show you our math.
Are there any fees or commissions?
Not with us. We pay the closing costs we're responsible for, and there are no agent commissions or realtor fees because there's no agent in the transaction. The offer amount is the number you see.
How fast can I close?
As little as 10 days when the title is clean and you're ready to close. We can also line up the closing to whatever date you need — whether that's next week or in a few months to line up with a move.
Do I have to accept the offer?
No. Every offer we make is no-obligation. You ask for it, we send it, and you decide whether it works for you. If it doesn't, you walk away with no cost and no pressure.
Which option leaves me with more money?
It depends. A listing usually has the higher top-line price, but after commissions, closing costs, repairs, and months of holding costs, the net can be closer than people expect — and a cash offer can sometimes net more when a house needs a lot of work or you're on a deadline. We'll help you run both numbers for your house so you can see for yourself.