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When not to sell your house for cash

Do not sell for cash if your house is in good condition and you can wait 30 to 60 days. In that case, listing with an agent often leaves you with more money, even after a commission of commonly 5% to 6%. A cash sale fits best when the house needs major work, or when time matters more than price.

Last reviewed Propcash Editorial Team
You can wait 30 to 60 daysYou need to sell soon Good condition Good condition · time to waitList with an agentThis is where listing usually leaves you with the most.Why listing fits ↓ Good condition · need speedCompare bothGet a cash offer and an agent estimate. Compare what you keep.How to compare ↓ Needs major work Needs work · time to waitCompare bothRepairs before a listing cost time and money. Price both paths.How to compare ↓ Needs work · need speedCash fitsA buyer that buys as-is can close fast with no repairs.When cash fits ↓

When listing beats a cash sale

If most of these are true, list with an agent. You will likely keep more, even after the costs of listing. If you ask us for an offer in this spot, we will tell you so.1

  1. Your house is move-in ready.Buyers who finance a home pay for condition. A clean, updated house is where a listing usually earns its commission.
  2. You can wait 30 to 60 days.A listed sale typically takes 30 to 60 days.2 If nothing forces a faster date, time works in your favor.
  3. Your market favors sellers.Even Opendoor says a traditional listing can produce a higher gross sale price than its offer in a strong seller's market.3
  4. You can cover the costs of listing.Plan for a commission of commonly 5% to 6%, plus about 2% to 3% in closing costs.2 If you have room for that, listing often nets more.
  5. You can handle showings and repairs.A listing may mean repairs, staging, showings, and buyer inspections. If you have the time and energy, that work can pay off.
  6. You are not facing a deadline.No foreclosure date, move date, or carrying costs that grow each month. Use the carrying cost calculator to check what waiting costs you.

When a cash sale fits

A cash sale trades some price for speed and certainty. These are the situations where that trade often makes sense. Propcash buys in any condition, charges no fees, and can close in as few as 7 days.1 Get a number to compare.

  1. The house needs major work.Selling as-is skips the repair bill and the wait. See selling a house that needs major repairs.
  2. You inherited the house.Estates often need a quick, simple sale, sometimes from far away. See selling an inherited house.
  3. You are a tired landlord.A cash buyer can take the house with tenants or after they leave. See selling as a tired landlord.
  4. You face a foreclosure date.A sale that closes before the date can protect your credit and equity. See selling in foreclosure.
  5. You are going through a divorce.A fast, certain sale can make it easier to split the proceeds. See selling during a divorce.
  6. The house sits vacant.Every month adds taxes, insurance, and upkeep. See selling a vacant house.

In between? Price both paths

When the answer is not clear, get two numbers and compare what you keep, not the sale price.

  1. Get an agent's estimate.Ask for a likely sale price, the commission, and how long similar homes took to sell. Subtract commonly 5% to 6% in commission and about 2% to 3% in closing costs.2
  2. Add the cost of waiting and repairs.Count each month of mortgage, taxes, insurance, and utilities, plus any repairs a buyer will ask for. The carrying cost calculator does the math.
  3. Get a cash offer.Ask what fees come out, and when the offer expires. Propcash charges no fees, and its offers do not expire.1
  4. Compare what you keep.Put the two net numbers side by side. Then weigh the time, the work, and the risk of a buyer backing out. Our guide on cash offers vs a traditional sale walks through it.

What sellers ask next

Should I sell to a cash buyer or list?

List if the house is in good condition and you can wait 30 to 60 days.2 Sell for cash if it needs major work, or if you need to close fast. If you are not sure, get a cash offer and an agent's estimate, and compare what you keep from each.

Is it a bad idea to sell for cash?

Not always. It is a poor fit for a move-in ready house when you have time to list. It can be a good fit for a house that needs major work, an inherited house, or a sale on a deadline.

How much more can I get by listing?

It depends on your house and market. A listed sale typically costs 5% to 6% in commission plus about 2% to 3% in closing costs.2 Compare what you keep after those costs with a cash offer that has no fees.1

Will Propcash tell me if I should list instead?

Yes. Propcash says it will point sellers to a local agent if listing is better for them.1

How fast can a cash sale close?

Propcash can close in as few as 7 days, through a title company, on a date you pick.1 A listed sale typically takes 30 to 60 days.2

Keep reading: Cash home buyers compared, Opendoor alternatives, Offerpad alternatives, Cash offer vs traditional sale.

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Sources

Propcash wrote this guide. We are a direct cash homebuyer. Companies change their terms, so confirm with each one before you sign. Found an error? Email info@propcash.co and we will fix it.

  1. Propcash: Home
  2. Propcash: Cash offer vs traditional sale
  3. Opendoor: What's better than Opendoor