Cash Offer vs. Listing With an Agent: What You Actually Net
A cash offer will almost always be lower than a home's full list price. But the price on the offer isn't what lands in your bank account — your net proceeds are. Here's how to compare the two paths fairly.
An illustrative example
Imagine a 1970s rambler in south King County that would be worth about $650,000 fully updated. It's livable but needs a new roof, interior paint, and flooring before it would show well.
| Listing with an agent | Cash sale | |
|---|---|---|
| Sale price | $650,000 | $560,000 |
| Agent commissions (~5.5%) | −$35,750 | $0 |
| Pre-listing repairs & prep | −$32,000 | $0 |
| Holding costs | −$10,500 (3 months) | −$1,500 (2 weeks) |
| Concessions after inspection | −$6,000 | $0 |
| Estimated net* | $565,750 | $558,500 |
*Illustrative only, before title, escrow, Washington real estate excise tax, and loan payoff — costs sellers generally pay either way. Commissions are negotiable, and since 2024 buyer-agent pay is negotiated separately, but combined costs of 5–6% remain common.
In this example, listing nets about $7,000 more — after roughly three months of work, risk, and showings. That's the real trade-off to weigh.
What the table doesn't show
Time
The listing path above assumes about three months from deciding to sell until closing. A cash sale can close in one to three weeks.
Certainty
Financed buyers can back out over inspection, appraisal, or loan problems. When a deal falls apart, you start over — with more holding costs.
Hassle
Coordinating contractors, keeping a home show-ready, and leaving for every showing is a real cost, especially if you've already moved or are managing an estate.
When listing is the better choice
If your home is in great shape, you have time, and you don't mind showings, listing with a good local agent will often get you the most money. We'll tell you that honestly.
When a cash offer makes sense
- The home needs significant repairs you can't or don't want to fund
- You need to sell on a deadline
- The property has tenants, code issues, or title complications
- You're handling an inherited home from out of state
The smartest move is to get both numbers: ask a local agent for a net sheet, ask us for a cash offer, and compare them side by side. We buy across the region, from Kent and Auburn to Marysville.