The right path depends on your situation. Here's the honest math on net proceeds, timeline, risk, and effort — for both paths.
| Category | BuyHousesInCash | Traditional Realtor |
|---|---|---|
| Headline offer / sale price | 70% of ARV − repairs | 100% of ARV (in theory) |
| Agent commission | $0 | 5%-6% of sale price |
| Closing costs to seller | $0 (we pay) | 1.5%-2% of sale price |
| Buyer concessions | None | 1-2% typical (post-inspection credits) |
| Pre-list repairs | None — sold as-is | $3K-$15K typical (paint, carpet, repairs) |
| Staging | None | $500-$3,000 if used |
| Holding costs | ~7 days | 60-90 days of mortgage, tax, insurance, utilities |
| Time to close | 7 days | 60-90 days from list to keys |
| Showings | None | Often 20+ over the listing period |
| Inspection risk | None — sold as-is | Buyer can demand credits or walk |
| Financing fall-through risk | None — all cash | ~25% of contracts fail financing |
| Appraisal risk | None | If appraisal comes low, deal renegotiates or dies |
| Best for | Distressed, repairs needed, foreclosure, probate, speed | Turn-key homes, time available, hot market |
After 5-6% agent commission, 1.5-2% closing costs, 1-2% buyer concessions, pre-list repairs ($3K-$15K typical), and 60-90 days of holding costs (mortgage, taxes, insurance, utilities), most sellers net 82-87% of the gross sale price. On a $300,000 listing, that's typically $246,000-$261,000 net after 60-90 days.
A cash offer is typically 70% of ARV minus repairs. On a $300,000 home in good condition needing $20,000 in repairs, the cash offer would be ($300,000 × 0.70) − $20,000 = $190,000. Because cash buyers cover all closing costs and pay no commission, $190,000 is also your net at closing.
On turn-key homes in hot markets, with sellers who have time and can carry the mortgage during listing. The 10-15% gross premium on a clean listing usually exceeds the savings cash provides on speed and fees. If your home is move-in-ready and you have 90+ days, traditional usually nets more.
For distressed property (foreclosure, probate, divorce, relocation, fire/water damage, hoarder, vacant), homes needing major repairs (over $15K), sellers who can't carry holding costs, or hostile markets (declining prices, high days-on-market). In these situations the cash net often exceeds the traditional net by the time all fees are subtracted.
Yes. Avoid anyone who advertises in 'we buy houses' yard signs and then asks you to sign a contract before they inspect — that's a wholesaler, and they're trying to flip your contract to a real cash buyer for a markup. Always ask: (1) do you buy with your own funds? (2) do you close at a real title company? (3) is the offer final or can you reduce it after inspection? Reputable buyers like BuyHousesInCash answer yes/yes/final.
Compare it against any other offer. We're confident the numbers will speak for themselves.
Get My Real Cash Offer →