The core trade-off: price vs. speed, cost, and certainty
Selling to a cash buyer and listing with a real estate agent solve two different problems. An agent lists your home on the open market to attract the highest price from a retail buyer, most of whom use a mortgage. A direct cash buyer purchases your home themselves, quickly and as-is, accepting a discount in exchange for taking on the repairs, carrying costs, and risk.
The honest summary: the agent path usually produces a higher sale price, but you give up time, pay commission and other fees, and accept the risk that a financed buyer falls through. The cash path produces a lower headline price, but no commission, no repairs, a fast and predictable close, and far less can go wrong before closing.
The right choice depends on which of those things you value most for your situation.
Side-by-side comparison
| Factor | List with a real estate agent | Sell to a direct cash buyer |
|---|---|---|
| Sale price | Closer to full market value | Typically ~65%–80% of after-repair value, depending on condition |
| Agent commission | ~5%–6% (national average ~5.7% in early 2026) | None |
| Seller closing costs | ~1%–3% of sale price | Often covered by the buyer (standard closing costs) |
| Repairs & prep | Often needed to compete; staging, cleaning, photos | None — sold as-is, any condition |
| Showings | Multiple, on buyers' schedules | None or one walk-through |
| Time to close | ~66 days on market + ~35–45 days to close financing | As fast as ~14 days; 14–30 days typical |
| Certainty | Financed deals can fall through (roughly 1 in 7 in early 2026) | No financing or appraisal contingency to derail it |
Figures are national 2026 benchmarks and vary by market and home condition. Commission is negotiable, especially after the August 2024 NAR settlement changed how buyer-agent fees are handled.
Net proceeds: the number that actually matters
Headline price is not what you keep. What matters is net proceeds — the money in your pocket after every cost. On the agent path, deduct commission (about 5.7% on average in early 2026), seller closing costs (roughly 1%–3%), any repair credits or concessions, and the holding costs of mortgage, taxes, insurance, and utilities while the home sits on the market and works through closing.
Worked example on a $300,000 sale through an agent: roughly $17,100 in commission (5.7%), about $6,000 in closing costs (2%), plus repairs, concessions, and several months of holding costs can easily total $30,000 or more in deductions. A cash offer states a lower price, but with no commission, no repair bill, and standard closing costs typically covered, the gap between the two net figures is usually smaller than the sticker prices suggest.
The right move is to compare net-to-net, not price-to-price. Get an agent's realistic listing estimate (minus all costs and likely holding time) and a written cash offer, then compare the two bottom-line numbers against how fast you need the money.
Speed and certainty
Timing is where the paths diverge most. In early 2026 the national median time on market was about 66 days, and a financed buyer's loan then takes roughly 35–45 days to close — so a typical agent sale can run two to three months or longer from listing to keys. A cash purchase skips the mortgage entirely and can close in as little as ~14 days, with 14–30 days typical.
Certainty matters just as much as speed. Financed deals carry appraisal and loan contingencies that can collapse late. In January 2026, Redfin reported nearly 1 in 7 home purchase agreements were cancelled — buyer financing falling through was one of the leading causes. A direct cash buyer has no loan to be denied and no appraisal contingency, so once a written purchase agreement is signed, the deal is far more likely to actually close.
Repairs, condition, and convenience
To compete on the open market, most homes need to show well: repairs, deep cleaning, decluttering, sometimes staging, and professional photos. Inspections then often surface items that turn into repair credits or price reductions. All of that is time, money, and disruption — and it is hardest when a home is dated, damaged, or you simply do not live nearby.
A direct cash buyer purchases as-is, in any condition. You skip repairs, cleaning, staging, and showings entirely, and you do not negotiate repair credits after an inspection. That convenience is the core of the trade: you accept a lower price in exchange for handing off the work and the uncertainty.
Who each path is right for
An agent is usually the better fit if you:
- Want the highest possible price and have time to wait
- Have a home in good, market-ready condition (or budget to get it there)
- Can absorb months of holding costs and the risk of a deal falling through
- Are comfortable with showings, negotiations, and an inspection process
A direct cash sale is usually the better fit if you:
- Need to sell fast or want a firm, predictable closing date
- Own a home that needs work and you don't want to repair it
- Are dealing with an inherited or vacant property, a relocation, foreclosure, or another time-sensitive situation
- Value certainty and convenience over squeezing out the last dollar
There is no universally right answer. Run both numbers, weigh them against your timeline and your home's condition, and choose the path that fits your situation.