Take the cash sale if
You need a date you can count on, the house needs work you cannot fund or manage, or the thought of showings and repairs is worse to you than the difference in price. Speed and certainty are what you are buying.
Compare
Cash offer or list it? Here is the honest comparison.
Most companies that buy houses will not show you this, because the comparison does not always favor them. Here is what each path actually costs you, what it gets you, and when the right answer is not to sell to me at all.
| Cash sale to me | Fix and list I fund the work | Hybrid a blend | Traditional listing on the market | |
|---|---|---|---|---|
| How fast | As little as 3 days | Renovation, then a listing period | Varies by structure | However long the market takes |
| Who pays for repairs | Nobody. I buy it as-is | I fund them, not you | Set out in writing up front | You do, before listing |
| Cleaning and showings | None. Leave what you do not want | Showings once it is finished | Depends on the structure | Both, for as long as it takes |
| Agent commission | None. I am the buyer, not your agent | Yes, in the listing agreement | Depends on the structure | Yes, standard for a listing |
| Risk the sale collapses | Low. No lender involved | Normal buyer financing risk | Varies | Normal buyer financing risk |
| Who fronts the money | Not applicable | Me | Written out before signing | You |
| Usually nets the most | No | Often, when the house has upside | Between the two | Usually, if you can wait |
| Can you stay after closing | Yes, with a leaseback | No | Often, by design | Rarely |
Scroll the table sideways on a phone. Every row is a real trade-off, not a sales point.
The row most buyers hide
A traditional listing usually gets you the highest number.
That is not a difficult admission, it is just true. An open market with financed buyers competing on your house will normally beat a cash offer on gross price. Any cash buyer who tells you otherwise is hoping you do not check.
What a cash sale buys is not the highest price. It is speed, certainty, and the removal of every cost and task between you and closing: no repairs, no commission, no showings, no cleaning, and no lender who can walk away three weeks in.
For some people that trade is clearly worth it. For others it is clearly not. The only way to know which one you are is to see both numbers, which is why I price both before you decide.
Why there are no dollar figures here
Because any number I put on a comparison page would be invented. What your house is worth on each path depends on its condition, its location, and what the market is doing the week you sell.
I walk the property, then give you real numbers for each path in writing. A made-up example on a website is worth nothing to you, and I would rather show you the actual comparison than a persuasive-looking table of figures I made up.
Which one fits
A short version, if you do not want to read the table.
Take fix and list if
The house has real upside, you have time to let a renovation and a listing run, and you would rather have the higher number than the faster one. I fund the work, so you are not paying for it out of pocket first.
Just list it if
The house is already in good shape, you are not in a hurry, and nothing about your situation needs solving. Then the open market is simply the best answer, and the agent on my team who does retail full time takes it from there.
Two things that attach to any path
The timing and the cash-flow problems are separate from the price problem.
Sometimes the comparison above is not really the question. The number is fine, but the dates do not work, or you need money before closing rather than at it. Those have their own answers.
Both can sit on top of whichever path you choose.
Leaseback
Close the sale, take the equity, and stay in the house as a tenant for an agreed period. For when the money works but the move-out date does not.
If the problem is cash before closing
Sometimes the number is fine but you need money before the sale completes. I am not a lender and I do not make loans. What I can do is tell you honestly whether a faster closing solves it, which it often does, and point you toward people who are licensed for the rest.
Questions about comparing
Answered plainly.
Will you tell me to list it if that is better for me?
Yes, and I can act on it, because I am a licensed agent with Omada Real Estate. That is the practical difference between me and a wholesaler: a wholesaler cannot offer you a listing at all, so a wholesaler will never tell you listing is the better move. The listing itself goes to an agent on my team who does retail full time. That is deliberate. The person telling you what the open market will pay should not be the person who might buy it instead.
Does it cost me anything to see all the numbers?
No. There is no fee to get your options priced and no obligation to take any of them. If you look at the comparison and decide to do nothing, that is a normal outcome.
How do I know the cash offer is not deliberately low to push me to list?
Fair question, and the honest answer is that you should not take my word for it. Take the cash number to another buyer and compare. I would rather you checked than wondered.
Can I change my mind after I have seen the numbers?
Yes. Nothing is binding until you sign, and which relationship you are in with me, buyer or agent, is stated in writing before that point. See the terms.
See your actual numbers, not a table of made-up ones.
Send me the address and I will price every path that fits your situation.