Cash offer vs. listing with an agent — the honest comparison
There are really two ways to sell your house, and each one is the right answer for somebody. Here's the honest side-by-side, including when an agent is the better choice for you.
Typical timeline
Sell to us
7–30 days, you pick the date
With an agent
2–4+ months including marketing, contract, and financing
Sale price
Sell to us
Below retail — speed and certainty are the trade
With an agent
Highest potential price, not guaranteed
Commissions & fees
Sell to us
None — we pay standard closing costs
With an agent
Typically 5–6% commission plus seller closing costs
Repairs
Sell to us
None — true as-is, we take it as it stands
With an agent
Usually needed before listing, plus inspection renegotiation
Showings & cleaning
Sell to us
One walkthrough, or none with a phone offer
With an agent
Ongoing showings, staging, and keeping the house spotless
Certainty of closing
Sell to us
High — cash, no financing or appraisal contingencies
With an agent
Buyer financing can fall through late in the process
Picky about condition?
Sell to us
No — fire damage, hoarder houses, bad tenants all fine
With an agent
Condition directly limits buyer pool and price
Best for
Sell to us
Houses needing work, tight timelines, inherited or tenant-occupied homes, certainty
With an agent
Move-in-ready homes when you can wait for top dollar
| Sell to us (local cash buyer) | List with an agent | |
|---|---|---|
| Typical timeline | 7–30 days, you pick the date | 2–4+ months including marketing, contract, and financing |
| Sale price | Below retail — speed and certainty are the trade | Highest potential price, not guaranteed |
| Commissions & fees | None — we pay standard closing costs | Typically 5–6% commission plus seller closing costs |
| Repairs | None — true as-is, we take it as it stands | Usually needed before listing, plus inspection renegotiation |
| Showings & cleaning | One walkthrough, or none with a phone offer | Ongoing showings, staging, and keeping the house spotless |
| Certainty of closing | High — cash, no financing or appraisal contingencies | Buyer financing can fall through late in the process |
| Picky about condition? | No — fire damage, hoarder houses, bad tenants all fine | Condition directly limits buyer pool and price |
| Best for | Houses needing work, tight timelines, inherited or tenant-occupied homes, certainty | Move-in-ready homes when you can wait for top dollar |
If your house is move-in ready and you can wait, an agent may net you more — and if that's true for yours, we'll tell you. Figures are typical Colorado ranges, not quotes. Curious how our number is actually built? See what goes into your offer.
The quick way to decide
If your house is move-in ready and you can comfortably wait a few months, interview agents — that path likely nets the most. If the house needs work, has tenants, is tied up in probate, or you simply need a certain date and a certain number, a direct cash sale is built for exactly that. And if you're not sure, get the free offer first: a real number in hand beats guessing, and it costs you nothing but a phone call.
Comparison questions
›Which option actually nets the most money?
For a move-in-ready house with time to wait, listing with a good agent usually nets the most even after commissions. For a house that needs significant work, the gap narrows fast: subtract repairs, commissions, concessions, and months of mortgage, taxes, and utilities from the retail price, and a cash offer is often surprisingly close — with zero risk of the deal collapsing.
›How do I know your cash offer is fair?
When we make the offer, we walk you through how we got to it — what comparable homes have sold for, the repairs we accounted for, and the costs behind the number. You're also free to compare it against an agent's opinion or another buyer; the offer is free and there's no obligation, so nothing stops you from checking our work.
›Will you really tell me if listing is better for my house?
Yes. If your house is in strong condition and your situation allows a normal listing timeline, we'll say that plainly — sometimes the right answer to 'should I take a cash offer' is no. We'd rather be the company you trust and refer than squeeze one deal.
›Can I get your cash offer and still talk to an agent?
Absolutely, and we encourage it. The offer is free and doesn't expire the moment the call ends. Knowing your guaranteed-cash number makes every other conversation more informed.
Ready to see what we can offer for your house?
Free, no-obligation, and faster than you'd think. Pick whichever path suits you.
No fees · No repairs · No pressure — just a number you can decide on.