Cash Offer vs. Listing with an Agent: An Honest Comparison

We buy houses, so you might expect us to say a cash sale is always the best choice. It is not. For some homeowners, listing with a good agent is the right move.

Here is an honest look at both, so you can decide what fits your situation.

What listing with an agent really costs

The list price is not what you take home. In a typical Texas sale, you can expect:

• Agent commissions: often 5% to 6% of the sale price in total.
• Seller closing costs: often 1% to 2%, including the title policy and fees.
• Repairs and prep: paint, flooring, landscaping and anything the inspector flags.
• Buyer concessions: credits or repairs requested after the inspection.
• Holding costs: mortgage, taxes, insurance and utilities while the house is on the market.

On a $300,000 house, commissions and closing costs alone can run $19,500 to $24,000, before repairs and holding costs. Try our listing cost calculator to run your own numbers.

What a cash offer costs

A cash offer is usually below full market value. The buyer is taking on the repairs, holding costs and resale risk. In return, a reputable cash buyer offers:

• No commissions and, in our case, no fees
• No repairs, cleaning or showings
• No loan approval that can fall apart at the last minute
• A closing date you choose

Side by side

	Listing with an agent	Cash offer
Price	Full market value, if it sells	Below retail, as-is
Commissions	Often 5% to 6%	None
Repairs	Usually needed	None
Showings	Many	One walk-through
Timeline	Often 2 to 4 months or more	A few weeks
Risk of the deal falling through	Higher, because of financing	Lower

When listing is the better choice

• Your home is updated and in good condition.
• You have time to wait for the right buyer.
• You can afford the holding costs and any repairs.
• You do not mind showings and negotiations.

If that is you, listing will likely net more money. We will tell you that honestly.

When a cash offer is the better choice

• The house needs significant repairs.
• You need to sell fast, because of a job move, foreclosure or other deadline.
• You inherited a property and want a simple sale.
• You are worn out and want certainty more than top dollar.

The third path most people never hear about

If your property is paid off, owner financing can get you a price closer to retail without an agent, repairs or showings. You get paid monthly with interest. If you have little equity, a mortgage buyout may let you move on without bringing cash to closing.

See your real numbers

We serve Dallas, Rockwall, Greenville and Sulphur Springs. Request a free offer and we will show you every option, side by side with what a traditional listing would likely net.