On a $200,000 house needing $25,000 of work, a typical seller nets roughly the same, or less, from a 5-month listing as from a 2-week cash sale. That surprises people. Here’s the honest math, because a cash sale is NOT always the right answer, it depends on your house and your timeline.
KEY FACTS FROM THIS GUIDE
- A written cash offer should show comps, repair estimate and margin, every time
- All closings run through licensed title companies (OH, TX) or closing attorneys (GA)
- Never sign a deed outside a closing; never pay a fee to sell your house
- Primary-residence gains up to $250,000/$500,000 are usually tax-free (IRC 121)
What does a traditional listing really cost?
Agent commission: 5–6% ($10,000–12,000 on a $200K sale). Seller closing costs: 1–3% ($2,000–6,000). Repairs the buyer’s inspector demands: often $5,000–25,000. Monthly carrying costs while listed (mortgage, taxes, insurance, utilities): $1,500–2,500 × 4–6 months. Price reductions if it sits. Total drag: $25,000–55,000 plus months of your life.
What does a cash sale cost?
The offer is below full retail, that’s the honest part. A cash buyer prices in the repairs, the risk and their margin. But the offer number is the net number: $0 commission, $0 closing costs, $0 repairs, and 2 weeks of carrying costs instead of 5 months. Every number is shown in writing before you decide.
A written offer costs nothing and decides nothing yet. Written numbers, licensed title company closings, zero pressure.
When should you LIST instead?
If your house is in good condition, you’re not in a hurry, and you can fund repairs and showings, list it with an agent. You will likely net more. A cash sale wins when the house needs work, the timeline is forced (foreclosure, divorce, relocation, probate), or the hassle itself is the problem.
How do I compare properly?
Get both numbers. Ask an agent for a net sheet (proceeds after all costs at a realistic price), and get a written cash offer. Compare nets, not gross prices, and factor in time and certainty. Get your written cash offer here; it costs nothing and makes the comparison real instead of theoretical.
