The honest version
Three ways to sell, and what each one trades
A cash offer, listing with an agent, or selling it yourself. Each is a good choice for someone. Here is the comparison we would want if we were selling.
Side by side
Cash offer, agent, or on your own
Plainly: a cash offer is usually lower than what a fixed-up, listed house might bring. What it buys you is time, no repairs and no showings.
| What you compare | Cash offer from us | Listing with an agent | Selling it yourself |
|---|---|---|---|
| Likely price | Usually lowerA cash offer for the house as it is. It is usually below what the same house could bring fixed up and listed. | Often highestOften the highest price, if the house shows well and you can wait for the right buyer. | Depends on pricing it right and finding a buyer yourself. No listing commission comes out of it. |
| Timing | Your dateYou pick the closing date. No waiting for a buyer to appear or for their loan to be approved. | Time to prepare, list, find a buyer and close. It depends on the house and the market. | Like listing, and it depends on how well you market the house. |
| Repairs and cleaning | NoneNothing to fix or clean. Leave what you do not want, as the offer says. | Usually expected before listing, plus repair requests after the buyer’s inspection. | The same as listing. Buyers will still inspect and ask. |
| Showings | One visitWe look at the house once, in person or by photos and video. | Showings and open houses until it sells. The house stays show-ready. | You schedule and host every showing yourself. |
| Commissions and fees | No commissionNo agent commission charged to you. Closing costs are spelled out in the written offer. | A listing commission set in your listing agreement, and negotiable. You may also be asked to help pay the buyer’s agent. Normal closing costs apply. | No listing commission. If the buyer has an agent, you may be asked to pay some or all of that fee. Normal closing costs apply. |
| Certainty | A cash offer, so the sale is not waiting on a mortgage approval. The contract sets out every term and condition, such as an inspection period, so read it first. | A sale can fall through over financing, the appraisal or the inspection. | The same risks as listing, and you manage them without an agent. |
| Your work | LeastAnswer a few questions, read the offer, pick a date. | Prepare the house, keep it ready for showings, and decide on offers with your agent. | MostAll of it: pricing, photos, listing, showings, negotiating and the contract. |
This is a general comparison, not advice about your house. Commissions are negotiable and every sale is different.
Which one fits
When listing is the better choice, we will say so
A cash offer tends to fit when
The work of selling is the real problem.
- The house needs repairs you do not want to pay for or manage
- You inherited it, or you live far away
- There are tenants, or the condo has assessments
- You want one date you can plan around
Listing with an agent tends to fit when
Price matters most and you have time.
- The house is in good shape, or you can afford to fix it
- You have a few months and do not mind showings
- You want an agent representing you and marketing the house
- Getting the highest price is the priority
Selling it yourself tends to fit when
You already know who might buy it.
- A relative, neighbor or tenant wants to buy
- You are comfortable pricing a house and handling paperwork
- You will hire a real estate attorney for the contract
- You have time to show the house yourself
Compare what you walk away with, not the headline price
The number that matters is what lands in your account after the sale. For a listing, start from the expected price and take away the commission, the repairs and updates before listing, and the costs of holding the house while it is on the market: the mortgage, taxes, insurance, utilities and upkeep. Then take away closing costs.
For our offer, start from the written price and take away the closing costs the offer spells out. There is no commission and nothing to fix first.
Sometimes listing wins by a lot. Sometimes the gap is smaller than people expect. You only know with both numbers in front of you.
Get both numbers
You can ask us for a written offer and talk to an agent at the same time. Asking us costs nothing and does not commit you to anything. If listing makes more sense for your house, we would rather you knew it. See how our process works or read the FAQ.
Get our number to compare
A written offer, no obligation. Then decide.
- Step 1: About the house
- Step 2: Where and who
Find out what your house is worth to us.
Asking costs nothing