List with an agent,
or sell for cash?
Both are legitimate ways to sell a house. The right choice depends on your timeline, your property’s condition, and what matters most to you.
Listing vs. cash, answered
Will I always get less money selling for cash instead of listing?
Not always on a net basis. A listing usually brings a higher gross price, but commissions (typically 2–3%), closing costs, repair credits, and months of mortgage, tax, and insurance payments while you wait all come out of that price. A cash offer is lower up front but has zero of those costs — compare what actually lands in your pocket, not the headline number.
How much are real estate agent commissions in Florida?
Commissions in Florida are negotiable but typically run 2–3% of the sale price per side. On a $400,000 sale, the listing side is $8,000–$12,000 — plus roughly 1–2% more in seller closing costs.
Can I get a cash offer and still list with an agent?
Absolutely — and we'd encourage it. Get our cash number, talk to an agent about what a listing would net, and compare. If listing nets you more and you have the time, we'll tell you to list. The worst outcome is choosing blind.
When does listing with an agent make more sense?
Listing usually wins when the house is in good, market-ready condition, you have 3–6 months to spare, and you're in a neighborhood with strong buyer demand. Updated homes in desirable areas earn the premium that makes commissions and waiting worthwhile.
When does selling for cash make more sense?
Cash usually wins when speed matters (relocation, foreclosure timeline, probate costs piling up), the house needs major repairs a retail buyer won't take on, you can't or won't do showings, or the property has title, lien, or condition issues that kill financed deals.
Do cash buyers try to talk people out of listing?
Some do — we don't. If your house is market-ready and you have time, listing will probably net you more, and we'll say so. We'd rather give you honest advice than pressure you into a deal that isn't your best move.
What if my house needs $50,000 in repairs — should I still list?
Usually not. Retail buyers with mortgages need the house to appraise and pass inspection, and most won't touch a major project. You'd have to fund the repairs yourself first — or take a low offer anyway after months on market. That's exactly the situation cash buyers exist for.
“Here’s the real math — no spin.”
Listing vs. selling for cash
Different tools for different situations. Here's how they actually compare.
List with an agent
The traditional routeSell for cash to us
The direct routeWhich one sounds like you?
Two honest checklists. Most sellers see themselves clearly in one of them.
Choose listing if…
- Your home is updated and shows well
- You can comfortably wait 3–6 months
- Inspections aren’t a concern and won’t disrupt your life
- Maximizing the gross price matters most
- No tenants, liens, or major repairs stand in the way
Choose cash if…
- You need to close on a deadline
- The house needs work a retail buyer won’t take on
- There are tenants, liens, violations, or back taxes
- You want certainty over a maybe-higher price
- You’d rather skip showings, appraisals, and repair negotiations
The math that actually matters: net proceeds
A hypothetical $400,000 home. Watch what happens to each number before it reaches your pocket.
A second hypothetical at a lower price point — a $250,000 home:
A $50,000 headline gap becomes about $26,500 in actual pocket money — and the cash route pays months sooner. Your numbers will differ; run them honestly either way.
This is a simplified illustration, not a promise — your numbers will differ.
How to choose
Your home is updated and market-ready, you're in a strong-demand neighborhood, and you can comfortably wait 3–6 months. The open market pays a premium for turnkey homes.
You need speed — relocation, foreclosure timeline, mounting probate costs. Or the house needs work a retail buyer won't take on.
You can handle showings, inspections, and appraisal drama without it disrupting your life. If the process itself would break you, the premium isn't worth it.
The property has hair on it: code violations, liens, tenants you can't evict, major repairs, flood-zone issues. Financed buyers run from these — we don't.
You're somewhere in the middle. That's when you get both numbers — our cash offer and an agent's net-proceeds estimate — and compare them side by side.
If listing would net you more and you have the time, we'll tell you to list. We'd rather give you the right advice than pressure you into our deal.
The part other cash buyers don't put on their site
When you sell to us, you're selling directly to a real estate investment buyer — not listing through a brokerage. Our founder is a licensed Florida real estate agent, but in this deal we're the buyer, not your agent. We're not acting as your representative or in a fiduciary role for you: we're purchasing for our own account, and we intend to profit by improving, reselling, or assigning the property. You are always free to hire your own real estate agent or attorney, and we encourage you to compare our offer against a traditional listing before signing anything.
Get both numbers, then decide
A free cash offer takes a minute. Compare it against a listing — and pick what's actually best for you.