Key Takeaways
- Competition drives price: Cash buyer marketplaces create bidding competition that drives offers 8-15% higher than single-buyer scenarios
- Tax-free state advantage: Texas has no state income tax, making it attractive for cash investors — more buyers means better offers for you
- "We buy houses" trade-off: These companies are fast but typically offer only 50-70% of fair market value
- iBuyer fees add up: iBuyers charge 5-13% in service fees and only buy homes in good condition
- Best method depends on you: Your timeline, property condition, and willingness to leave money on the table should drive the decision
Texas is the second-largest real estate market in the United States. With major metros like Dallas-Fort Worth, Houston, San Antonio, and Austin driving demand, the state sees enormous transaction volume year-round.
Cash sales account for roughly 28% of all Texas real estate transactions — and that number is growing. But not all cash sale methods are created equal. The difference between the best and worst approach can mean tens of thousands of dollars in your pocket.
We ranked the 7 most common ways to sell your Texas house for cash based on five factors: offer price, speed to close, fees and costs, flexibility, and overall seller experience. Here's how they stack up.
#1: Cash Buyer Marketplace (Best Overall)
A cash buyer marketplace is a platform that broadcasts your property to hundreds of competing cash investors simultaneously. Instead of one take-it-or-leave-it offer, you get multiple bids — and competition is the single biggest driver of fair pricing in any market.
How It Works with Propcash
- Submit your property details — takes about 2 minutes
- Property broadcast to 500+ vetted investors — your listing reaches cash buyers across Texas
- Receive an average of 3.2 competing offers — typically within 24-48 hours
- Choose the best offer or decline all — zero obligation
- Close in 7-14 days — on your timeline
Why It Ranks #1
When investors know other buyers are bidding on the same property, they cannot lowball you. The fear of losing the deal to a competitor forces offers higher. Propcash sellers typically see $25,000-$30,000 more than single-buyer offers on a $300,000 home.
This is basic economics: competition creates value for the seller. One buyer has zero incentive to offer a fair price. Three buyers competing against each other have every incentive.
- Cost to seller: $0 — no fees, no commissions
- Best for: Any situation where you want speed AND fair pricing
- Downside: Still below full retail price (but significantly closer than other cash options)
500+ Texas investors compete for your property. More competition = higher offers.
Get Competing Cash Offers#2: Top Local Real Estate Agent
Listing with a top-performing real estate agent offers the highest potential sale price — but it comes with significant trade-offs in time, cost, and effort.
What to Expect
- Commission: 5-6% of sale price ($15,000-$18,000 on a $300K home)
- Repairs and staging: Most agents recommend $5,000-$15,000 in pre-listing prep
- Timeline: The average Texas listing takes 111 days from listing to close — nearly 4 months
- Showings: Weeks of open houses, private tours, and keeping your home in show-ready condition
When It Makes Sense
If your home is move-in ready, in a desirable neighborhood, and you have 3-4 months to wait, an agent can maximize your gross sale price. But after commissions, repairs, carrying costs, and closing fees, the net proceeds gap with a competitive cash marketplace narrows significantly.
- Best for: Move-in ready homes where the seller can wait 90-120 days
- Downside: Expensive, slow, and uncertain — deals fall through 15% of the time
#3: iBuyers (Opendoor, Offerpad)
iBuyers are technology companies that use algorithms to make instant offers on homes. In Texas, Opendoor and Offerpad operate in DFW, Houston, San Antonio, and Austin.
How It Works
- Submit your address and property details online
- Receive an algorithm-generated offer within 24-48 hours
- Schedule a home inspection (they will adjust the offer based on findings)
- Choose a closing date (typically 14-60 days)
The Catch
iBuyers charge 5-13% in service fees — which is often more than a traditional agent's commission. They also deduct for any repairs identified during inspection. And they're selective: iBuyers only buy homes in good condition, built after 1960, in specific price ranges and metro areas.
- Best for: Newer homes in good condition in major Texas metros
- Downside: High service fees, strict eligibility, and offer adjustments after inspection
#4: "We Buy Houses" Companies
You've seen the signs on telephone poles and the late-night TV ads. "We buy houses" companies offer a single cash offer for your home, typically within 24 hours.
The Problem: No Competition
When one buyer makes one offer, there is zero incentive to offer a fair price. These companies know most sellers calling them are motivated — facing foreclosure, divorce, inherited property, or another time-sensitive situation. They price accordingly.
Typical offers: 50-70% of fair market value.
On a $300,000 home, that means accepting $150,000-$210,000 — leaving $90,000-$150,000 on the table compared to retail, and $30,000-$60,000 less than what competing marketplace offers would bring.
- Speed: Fast — can close in 7 days
- Best for: Extreme urgency where 7 days matters more than price
- Downside: You leave the most money on the table of any option
#5: FSBO (For Sale By Owner)
Selling without an agent saves you the listing commission (2.5-3%), but the trade-offs are substantial.
The Reality of FSBO in Texas
Only 7% of national home sales are FSBO, and they sell for an average of 23% less than agent-assisted sales (National Association of Realtors). In Texas, you also face specific legal requirements that create exposure if handled incorrectly.
Texas Property Code Section 5.008 requires sellers to provide a detailed Seller's Disclosure Notice covering the property's condition. Mistakes or omissions on this form can result in lawsuits, rescinded sales, and financial liability. Without an agent guiding the process, the legal risk is yours to manage.
You'll also need to handle marketing, photography, showings, negotiations, and paperwork entirely on your own — a massive time investment that doesn't guarantee a better outcome.
- Best for: Experienced sellers with time, legal knowledge, and marketing skills
- Downside: Massive time commitment, lower sale prices on average, and legal exposure
#6: Real Estate Auction
Auctions can generate urgency and competing bids, but they come with unpredictable results and significant costs.
How Auctions Work
Your property is marketed for 4-6 weeks, then sold to the highest bidder on auction day. The auctioneer sets a minimum reserve price, and if bidding doesn't reach it, the property may not sell.
The Costs
- Buyer's premium: 5-10% added to the winning bid (paid by the buyer, but it reduces what they're willing to bid)
- Seller fees: Some auction houses charge 1-3% to the seller as well
- Marketing costs: $2,000-$5,000 in advertising regardless of whether the property sells
- Best for: Unique properties, luxury homes, or court-ordered sales
- Downside: Unpredictable pricing, limited buyer pool, and costs even if the property doesn't sell
#7: Sell Directly to a Local Investor
Finding a local investor through networking, real estate meetups, or referrals gives you a direct buyer — but no competitive leverage.
Better Than Random, Still One Offer
A trusted local investor is generally more reliable than a random "we buy houses" company. They may have a track record in your neighborhood and be more transparent about their process. But it's still one buyer making one offer with no competition to push the price higher.
Without comparable offers, you have no way to verify whether the price is fair. The investor knows this — and their offer reflects it.
- Best for: Sellers who already know and trust a specific investor
- Downside: No competition, hard to verify fair pricing, relationship can complicate negotiations
Side-by-Side Comparison: All 7 Options
| Method | Typical Offer (% of FMV) | Speed to Close | Fees / Costs | Repairs Needed? | Best For |
|---|---|---|---|---|---|
| Cash Marketplace | 75-90% | 7-14 days | $0 | No | Speed + fair price |
| Real Estate Agent | 95-100% | 90-120 days | 5-6% commission | Usually | Move-in ready, no rush |
| iBuyer | 85-95% | 14-60 days | 5-13% service fee | Good condition only | Newer homes, major metros |
| "We Buy Houses" | 50-70% | 7-14 days | $0 | No | Extreme urgency |
| FSBO | 75-90% | 60-120+ days | 0-3% (buyer agent) | Usually | Experienced sellers |
| Auction | 70-90% | 30-60 days | 5-10% buyer premium | No | Unique/court-ordered |
| Local Investor | 55-75% | 7-21 days | $0 | No | Known/trusted investor |
Which Option Is Right for Your Situation?
The best method depends on why you're selling. Here's a quick decision guide based on the most common situations Texas sellers face:
- Facing foreclosure: Cash buyer marketplace (#1) for the best combination of speed and fair price. If you have fewer than 7 days, a "we buy houses" company (#4) may be your only option.
- Going through a divorce: Cash buyer marketplace (#1) — competing offers establish a fair price that both parties can agree on, and the fast close helps you move forward.
- Inherited a property: Cash buyer marketplace (#1) — sell as-is without investing in a house you didn't plan for. No repairs, no management, no stress.
- Relocating for work: Cash buyer marketplace (#1) or iBuyer (#3) depending on your home's condition. If it's newer and in good shape, an iBuyer may work. Otherwise, the marketplace gives you more flexibility.
- Tired landlord: Cash buyer marketplace (#1) — exit your rental property as-is without investing another dollar in repairs or dealing with tenants.
- Move-in ready home, no rush: Real estate agent (#2) — if you have 3-4 months and a home in great condition, an agent can maximize gross price.
Notice that in 5 out of 6 scenarios above, the cash buyer marketplace ranks first. That's because competition is the most reliable way to get a fair price when selling for cash — regardless of your situation.
Texas-Specific Advantages for Cash Sellers
Texas offers several unique advantages that benefit homeowners selling for cash.
No State Income Tax
Texas is one of only 9 states with no state income tax. This makes the state a magnet for cash investors — they keep more of their profits, which means more of them are actively buying in Texas. More buyers competing for your property means better offers for you.
Community Property State
Texas is a community property state, which means both spouses must agree to the sale of jointly owned property. If you're selling during a divorce, this is critical to understand. A marketplace can help establish fair value that both parties can accept.
Seller Disclosure Requirements
Texas Property Code Section 5.008 requires sellers to complete the Seller's Disclosure Notice regardless of whether you sell traditionally, FSBO, or to a cash buyer. This form covers the property's condition, known defects, and environmental hazards. Failing to disclose known problems can result in legal liability — even in a cash sale.
The advantage of selling to experienced cash investors: they expect property issues, price them in, and rarely pursue sellers over disclosures. Traditional buyers are far more likely to litigate after discovering problems.
Strong Homestead Protections
Texas has some of the strongest homestead protections in the country. Your primary residence is protected from most creditors (except mortgage, taxes, and HOA liens). This means if you're selling due to financial pressure, your homestead equity is generally protected — giving you leverage to wait for a fair offer rather than accepting a desperation lowball.
Frequently Asked Questions
How fast can I sell my house for cash in Texas?
Cash sales can close in as little as 7 days. Marketplace sales average 14 days. Traditional sales with an agent average 111 days from listing to close in Texas.
Do I have to pay taxes on a cash sale in Texas?
Texas has no state income tax. You may owe federal capital gains tax if your profit exceeds $250,000 (single filer) or $500,000 (married filing jointly). Consult a tax professional for advice specific to your situation.
Is it safe to sell to cash buyers in Texas?
Yes, if you verify proof of funds, check reviews and references, and use a licensed title company for closing. Cash buyer marketplaces vet investors for you, adding an extra layer of protection.
Can I sell my house for cash if I still have a mortgage?
Yes. The mortgage is paid off from the sale proceeds at closing through the title company. Any remaining equity after the payoff goes to you.
How much do cash buyers pay in Texas?
Single cash buyers typically offer 50-70% of fair market value. Marketplace competition pushes offers to 75-90% of fair market value, depending on property condition and location.
Get the Best Cash Offer for Your Texas Home
The data is clear: the method you choose to sell matters as much as the property itself. A single cash buyer has no incentive to offer you a fair price. Multiple buyers competing for your property changes the math entirely.
Whether you're in Dallas, Houston, San Antonio, Austin, or anywhere else in Texas, your property has value — and the right process ensures you capture it.
See What Texas Investors Will Pay for Your Home
- 500+ investors compete — not one lowball offer
- Sell as-is — no repairs, no cleaning, no staging
- Close in 7-14 days — or on your timeline
- No fees or commissions — keep your full offer
- Zero obligation — just see what investors will pay
Disclaimer: This article is for informational purposes only and does not constitute legal, tax, or financial advice. Real estate laws, tax rules, and market conditions vary. Consult with a Texas real estate attorney or tax professional for advice specific to your situation.