Side by side
| Direct sale to us | Listing with an agent | |
|---|---|---|
| Repairs and prep | None. Sold as-is. | Often needed to attract buyers and pass inspection |
| Showings | One walk-through | Showings and open houses until it sells |
| Commission | None charged by us | Negotiable; commonly a few percent of the price |
| Buyer financing | No lender or appraisal | Most buyers need a mortgage and appraisal |
| Closing date | You choose, once title is clear | Set by the buyer’s lender timeline |
| Price | Reflects as-is condition and repair risk | Usually higher for updated homes in good condition |
| Best for | Houses needing work, tight timelines, tenants, probate | Updated homes where the owner has time |
When listing is likely better
- The house is updated and in good condition
- You have several months and can handle showings
- The repairs needed are small and you can fund them
- Buyers in your neighborhood compete for homes like yours
When a direct sale is likely better
- The house needs major repairs, or a buyer’s lender would object to its condition
- You need to sell by a specific date
- There are tenants, probate, liens or code issues
- You live far away or cannot manage a renovation
- You value certainty over the last dollar
Compare your net, not the price
The fair comparison is what you walk away with. For a listing, subtract repairs and preparation, commissions, concessions after inspection, and the mortgage, taxes, insurance and utilities for the months the house is on the market. For a direct sale, subtract only what is paid at closing. See the cost to sell a house in Texas.
Frequently asked questions
Is a cash offer the best way to sell my house?
Not always. If your home is updated and you have time, listing it with an agent may get you more. We will tell you honestly. Compare both in cash offer vs. listing.
Why would anyone take a lower cash offer?
Because the net result can be close once repairs, months of holding costs, commissions and the risk of a buyer’s financing falling through are counted, and because certainty and speed have value of their own.
Can I get a cash offer and still list my house?
Yes. Many owners get an offer first so they have a baseline to compare with what an agent suggests.