Cash Buyer vs Realtor: Which One Actually Nets You More?

By Dave Scott · 7 min read

The real math of listing with an agent versus taking a cash offer, line by line.

The headline price an agent quotes is not what you keep. To compare honestly, you have to subtract everything that comes out of that number and add back the months you spend carrying the house. Here is the real math.

What comes out of an agent sale

• Commissions: around 6% of the sale price on average.
• Repairs and prep: buyers and inspectors expect a move in ready home.
• Closing costs: often 1% to 3% paid by the seller.
• Carrying costs: mortgage, taxes, insurance, and utilities for the 60 to 90 plus days it sits.
• Price reductions: common when a listing lingers.

What comes out of a cash sale

With a cash offer like ours, the list is short: nothing. No commissions, no repairs, no closing costs, and no months of carrying the home. The offer is the amount you walk away with.

A simple example

Say an agent lists a home with a likely sale price of $200,000. Take out 6% commission ($12,000), $8,000 in repairs, $4,000 in closing costs, and three months of carrying costs at $1,500 a month ($4,500). That is $28,500 gone before you count a single price reduction, leaving roughly $171,500 and a three month wait.

A cash offer that looks lower on paper can net about the same in your pocket, far sooner, with none of the risk that financing falls through. The right answer depends on your home's condition and how fast you need to move. If speed and certainty matter, run your numbers and then get a cash offer to compare.

Get a no obligation cash offer