When it's time to sell your house, most people assume listing with a real estate agent is the only way. But cash offers have become a legitimate alternative — especially for sellers who value speed, certainty, and simplicity. Let's compare the two options side by side.
The Cost Comparison
Let's use a $250,000 home as an example:
Listing with an agent:
- Sale price: $250,000
- Agent commission (6%): -$15,000
- Closing costs (3%): -$7,500
- Repair costs (estimate): -$5,000 to $15,000
- Months of mortgage payments while listed: -$3,000 to $9,000
- Net proceeds: $204,500 to $219,500
Cash offer from SimpleClose:
- Cash offer: ~$210,000 to $225,000 (varies by property)
- Agent commission: $0
- Closing costs: $0 (we cover them)
- Repair costs: $0 (sell as-is)
- Mortgage payments while waiting: minimal (close in 7-14 days)
- Net proceeds: $210,000 to $225,000
In many cases, the net proceeds are comparable — and with a cash offer, you save months of time and avoid all the stress.
Timeline Comparison
With a cash buyer, you can close in 7-14 days. With an agent, expect 60-90 days minimum — and that's if everything goes smoothly. If the buyer's financing falls through (which happens in about 1 in 5 deals), you're back to square one.
When to Choose a Cash Offer
- You need to sell quickly (foreclosure, relocation, divorce)
- The house needs significant repairs
- You don't want to deal with showings and open houses
- You want certainty — no risk of financing falling through
- You're tired of being a landlord
When to Choose an Agent
- You have time to wait (3-6+ months)
- The house is in great condition and show-ready
- You want to test the open market
- You're in a hot seller's market with bidding wars
Not sure which is right for you? Get a free cash offer from SimpleClose and compare it to what an agent tells you. You can always choose the better option.