Cash, terms, or list? Here is the honest comparison.
There is no single right answer. It depends on your house, your equity, and how much time and hassle you can take on. This table is where I start every conversation.
| Cash offer | Creative financing | List with an agent | |
|---|---|---|---|
| Timeline to close | As fast as 10 days, or whenever you choose | Flexible, often 2 to 6 weeks | Typically 45 to 90 days including listing time |
| Repairs needed | None. I buy as-is | Usually none | Often needed to attract retail buyers |
| Agent commissions | None | None | Typically 5 to 6% of the sale price |
| Closing costs | I cover typical closing costs | Negotiable, often shared | Seller pays their share |
| Showings and cleanup | None | None | Yes, plus staging and photos |
| Certainty | High. No financing contingency | High once terms are agreed | Depends on buyer financing and inspections |
| Best for | Speed, simplicity, homes needing work | Low equity, wanting monthly income, or tax planning | Move-in ready homes with time to wait for top dollar |
| Sale price | Below retail, in exchange for speed and certainty | Often at or near retail, paid over time | Highest gross price, less fees and repairs |
Timelines and percentages are typical ranges, not promises. Every property and market is different.
Same house, three paths
Imagine a 1970s home in Layton that would sell for $450,000 fully updated. As it sits, it needs about $60,000 of work. The owner owes $200,000.
List it
Sells for $390,000 as-is after 60 days. Minus 5.5% commissions ($21,450), seller closing costs (about $4,000), and a $6,000 repair credit after inspection.
Net before loan payoff: about $358,500
Time: 75 to 90 days, plus showings
Cash offer
$450,000 minus $60,000 repairs, roughly $45,000 in holding, resale, and closing costs, and my margin. Offer around $300,000. No commissions, no repairs, no showings.
Net before loan payoff: about $300,000
Time: 10 to 30 days, your choice
Seller financing
I take over the $200,000 loan and pay $150,000 for the equity: $30,000 down and $120,000 over 10 years with interest. Higher total, monthly income, and gains spread over time.
Total received over time: $150,000 + interest
Time: 2 to 4 weeks to close
Illustrative numbers only. Actual offers depend on the specific property. Consult your CPA on tax treatment.
Want to see the numbers for your house?
Share a few details and I’ll reach out personally. No spam, no pushy sales calls, and no obligation to accept anything.
- A fair offer based on real numbers, explained clearly
- You choose the closing date
- I cover the typical closing costs
- Honest answers, even if selling to me isn’t your best move