If you own a house that needs work, you have probably asked yourself some version of this: “Would I get more money listing it with an agent, or selling it as-is for cash?” It’s a fair question, and the honest answer is: it depends on your house, your time and your money. Let’s walk through it with real-world style numbers so you can see where you land.
Want to skip the math and just talk it through? Call or text Darren at 859-549-4700 (Northern Kentucky) or 513-286-3900 (Cincinnati).
First, ask yourself a few questions
- How much work does the house really need? Cosmetic updates, or roof, furnace, foundation and electrical?
- If you list it, can you pay for repairs up front, or would buyers be getting it as-is?
- How many months can you keep paying the mortgage, taxes, insurance and utilities while it sells?
- Are you up for showings, inspections and back-and-forth negotiations?
- Do you need the money, or need to be done, by a certain date?
Keep your answers in mind. They matter more than any number below.
The same house, three ways to sell it
Here’s an example. Say a house would be worth about $250,000 fully fixed up, but right now it needs around $45,000 of work. These numbers are only an illustration. Every house and market is different, but the costs are the kind sellers really run into.
Option 1: List it as-is with an agent
- Possible sale price as-is: $180,000
- Agent commissions (often around 5–6%): about $10,000
- Seller closing costs: about $2,000
- Repair credits buyers ask for after inspection: about $5,000
- 3–4 months of taxes, insurance and utilities while it sells: about $4,000
- Roughly what you walk away with: about $159,000, in 3–4 months, if the buyer’s loan goes through
Option 2: Fix it up, then list it
- Possible sale price after repairs: $250,000
- Repairs (paid by you, up front): about $45,000, and repairs often run over
- Commissions: about $14,000
- Closing costs: about $2,500
- 6+ months of holding costs during repairs and the sale: about $6,000
- Roughly what you walk away with: about $182,500, after 6+ months, managing contractors and covering $45,000 yourself
Option 3: Sell as-is to a local cash buyer
- Cash offer: for example, $160,000
- No commissions, no repairs, no inspection credits
- Buyer usually covers normal closing costs
- Roughly what you walk away with: about $160,000, in as little as 2–3 weeks, on the date you pick
So which one wins?
Look at that again. Option 2 usually nets the most, but only if you have the cash, the time and the patience to manage a renovation. Options 1 and 3 often end up closer than people expect, because commissions, repair credits and months of bills add up quietly.
That’s why the honest answer is “it depends.” A house in good shape usually does best listed with an agent, and we’ll tell you that. A house that needs real work, or a seller who needs to be done soon, often comes out about the same or ahead with a cash sale, without the stress.
This is exactly what we figure out together on a quick call. Call or text Darren at 859-549-4700 (Northern Kentucky) or 513-286-3900 (Cincinnati).
Why the type of cash buyer matters
Not every “we buy houses” company is the same. Some are wholesalers who put your house under contract and then sell that contract to another investor for a fee. That’s a legitimate business, but the fee has to come from somewhere, usually your price. We are the ones who actually renovate the house, with our own contractor. Without a middleman, there is often more room to pay you a fair price.
Your free Two-Number Review
Here’s what we offer, no strings attached. Tell us about your house, and Darren will give you two numbers: a ballpark cash offer, often right on the first call, and a rough idea of what you might walk away with if you list. Then he’ll tell you honestly which one looks better for you, even if that means listing with an agent.
To get your two numbers, call or text Darren at 859-549-4700 (Northern Kentucky) or 513-286-3900 (Cincinnati), or fill out our short form. No pressure and no obligation, just real numbers so you can make the right call for you.