A listing with an agent usually brings a higher sale price. A cash sale usually brings a lower price but fewer costs, no repairs and a fixed date. The right choice depends on the condition of the house and how much time and risk you can carry.
Sale price is not what you take home
The number on the sign is the starting point. From it come commissions, closing costs, repairs, concessions to the buyer and the cost of owning the house until it sells.
An example with round numbers
Imagine a Lawton house that would be worth about $180,000 in great condition, but needs a new roof and some updates. These figures are only an illustration:
| Listing with an agent | Cash sale | |
|---|---|---|
| Sale price | $180,000 | $140,000 |
| Repairs before listing | − $18,000 | $0 |
| Commission (about 6%) | − $10,800 | $0 |
| Seller closing costs | − $3,600 | $0 |
| Buyer concessions after inspection | − $4,000 | $0 |
| 4 months of holding costs | − $4,800 | $0 |
| Estimated in your pocket | $138,800 | $140,000 |
Change the inputs and the answer changes. A house in move-in condition, with no repairs, will usually net more with an agent. That's exactly why we show the math.
The part the table can't show: risk
Most buyers use FHA, VA or conventional loans. Their deal depends on an appraisal, an inspection and final loan approval. Any of those can delay the closing or end it, and you're back on the market weeks later.
A cash buyer removes that uncertainty. The date you sign is the date you close.
How to choose
- Choose an agent if the house is in good shape, you have time and you're comfortable with showings.
- Choose a cash sale if repairs, time pressure or uncertainty matter more than the last dollar.
- Get both numbers. A good cash buyer will tell you when listing makes more sense.
Want your own numbers?
Send the address and we'll send a written offer with every line explained. Compare it with any agent's estimate.
Get my cash offerThis article is general information about selling a home in Oklahoma, not legal, tax or financial advice. Laws and timelines change and every situation is different, so talk with a licensed attorney or professional about your case.
