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
On a traditional Florida sale, plan for roughly: 5–6% in total real estate commission; 1–2% in seller-side closing costs; the cost of repairs and pre-listing prep (paint, flooring, the roof or AC an inspector flags); buyer concessions negotiated after inspection; and 60–90+ days of continued mortgage, taxes, insurance, and utilities while the home sits, shows, and waits on the buyer's financing. Add it up and a sizable share of that attractive list price is gone before you see a dime — and that's assuming the deal doesn't fall through and restart.
What a cash sale looks like
A cash offer is lower on paper, but the deductions mostly disappear. There's no agent commission, we pay typical closing costs, you make no repairs and do no cleaning, there are no showings, and there's no buyer financing to fall through. You pick the closing date and can be done in about a week. So while the headline number is smaller, the gap between it and your net from a listing is usually far narrower than it first appears — and sometimes the cash net is higher once repairs and months of carrying costs are counted.
A simple illustration (not a quote)
Imagine a dated home an agent might list at $300,000. After ~6% commission ($18,000), ~1.5% closing costs ($4,500), $15,000 of repairs and prep, a $5,000 post-inspection concession, and three months of carrying costs, the seller might net somewhere around $250,000 — three or more months later, if nothing falls apart. A cash offer on the same home as-is might be lower on its face but arrive with no fees, no repairs, and a close in days. For a home that needs work or a seller who needs speed, the cash route can come out ahead once everything is counted.
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.