Compare
Cash offer or list with an agent
Both are legitimate ways to sell a house. They suit different circumstances, and the right answer depends on your house and your timeline, not on which one we would prefer.
| Selling to us | Listing with an agent | |
|---|---|---|
| Time to close | As little as 7 days, depending on the situation | Typically 30 to 60 days after you accept an offer, plus however long it takes to get one |
| Repairs before selling | None. We buy in current condition | Usually expected, and often required by the buyer’s lender |
| Cleaning and staging | None. Leave what you do not want | Expected, and it affects both price and time on market |
| Commission | None | Commonly 5 to 6 percent of the sale price, split between the agents |
| Seller closing costs | We cover them | Typically paid by you out of the proceeds |
| Showings and access | Several people may walk it before closing — us, a buyer, a contractor. Every visit scheduled with you, over a short window | Ongoing public showings and open houses for as long as it takes to sell, often at short notice |
| Financing falling through | Not a factor. There is no mortgage approval to fail | A real risk. Deals collapse in underwriting and you start again |
| Appraisal | Not required | Usually required, and a low appraisal can reduce or kill the sale |
| Closing date | You choose it, and it can move if your plans change | Set by the buyer’s lender and their schedule |
| Sale price | Below open-market value after repairs | Usually higher, if the house is in good condition and you can wait |
Note the last row. On price, an agent usually wins. That is the trade.
Choosing
Which one fits your situation
List with an agent if
- The house is in good condition, or you can afford to get it there
- You can wait three to six months, and longer if the market is slow
- You can keep paying the mortgage, taxes, and insurance meanwhile
- You do not mind showings, or you have already moved out
- Getting the highest possible price matters more than anything else
Sell to us if
- You need a firm date, or you have a deadline you cannot move
- The house needs work you cannot or do not want to pay for
- You cannot carry the property for several more months
- It is occupied, full, damaged, or otherwise hard to show
- Certainty is worth more to you than the last few percent
Compare the net, not the headline price
The number people compare is usually the list price against our offer, and that is the wrong comparison. What matters is what actually reaches you at the end.
A listing price is a hope, not a payment. From whatever it eventually sells for, subtract the commission, your share of closing costs, the repairs the buyer’s inspection turns up, any credits you concede to keep the deal alive, and every month of mortgage, taxes, insurance, and utilities you paid while waiting.
Our offer has none of that subtracted from it. Sometimes that still leaves listing ahead, and when we think it will we will say so. Sometimes the gap is much smaller than the two headline numbers suggest. Do the arithmetic on your own house before you decide, and ask us to show you ours.
An offer takes within 24 hours and costs nothing, which makes it a cheap way to find out where you actually stand.
Get a number to compare against
You cannot weigh the two options properly without knowing what our offer is. It is free, and there is no obligation to take it.
Would rather talk to someone? Call (432) 296-5971.
Across 73 cities in 18 states.
We've got it.
We'll review the property and get back to you within 24 hours with an offer. If you'd rather talk it through now, call us at (432) 296-5971.