Why the two numbers aren't comparable at face value
When an agent suggests a list price and a cash buyer makes an offer, you're looking at two very different numbers. The list price is a starting point before costs; the cash offer is closer to what you actually walk away with. To compare them fairly, you have to subtract everything a traditional sale takes out — and add in the cost of time.
What comes out of an agent sale
Traditional-sale deductions can include negotiable listing-agent and buyer-agent compensation, seller-side closing costs, repairs and pre-listing prep, buyer concessions, and mortgage, tax, insurance, utility, and maintenance costs while the home is marketed and financed. Ask an agent for a property-specific net sheet instead of assuming a fixed commission percentage or timeline.
What a cash sale looks like
With Good Neighbor's direct offer, there is no agent commission or listing fee, we cover standard seller closing costs, and the seller makes no repairs or does no cleaning. Other cash buyers and iBuyers may use different fee and repair-adjustment structures. Removing buyer financing can shorten the timeline, but title and property issues still affect the closing date. Compare each written net—not the category label.
A simple illustration (not a quote)
Imagine a dated home that could sell for $300,000 after preparation. If a seller negotiates 5% total agent compensation ($15,000), pays 1.5% in other closing costs ($4,500), spends $15,000 on repairs and prep, grants a $5,000 inspection concession, and carries the home for three months, estimated net falls substantially. Those figures are illustration only—not averages, a quote, or a prediction. A cash offer should be compared against a written agent net sheet using realistic assumptions for that property.
When listing with an agent is the better choice
We'll always tell you when a listing would serve you better. If your home is updated, shows well, sits in a desirable area, and you have the time and money to prep, show, and wait, the open market may net you more. There's nothing wrong with that — and it's the honest answer for plenty of homes.
When a cash sale wins
A cash sale tends to make more sense when the home needs significant work, can't easily be insured, is inherited or vacant, or when you simply need certainty and speed — a job relocation, a foreclosure date, a divorce, or an estate to settle. In those situations, the value isn't just dollars; it's knowing exactly what you'll get and exactly when.
How to make the call
Get both: an agent's honest net-sheet (list price minus all costs and realistic time on market) and a cash offer. Compare net dollars and certainty side by side. That's the comparison that matters — and it's the one we're happy to help you run, even if the answer is to list.
This article is general information, not legal or financial advice. For your specific situation, talk to a qualified professional.