Know Your Options
How Cash Offer Companies Really Work
You have seen the signs and the online ads. But what will you actually get? We compare every option so you can decide.
Side by Side
Cash Offer vs. Traditional Sale vs. Short Sale
Each path has its place. The right choice depends on your situation.
| Factor | iBuyer / Cash Offer | Traditional Listing | Short Sale |
|---|---|---|---|
| Speed | Fast (7-14 days to close) | Moderate (30-60 days on market + 30-45 days to close) | Slow (3-6 months for lender approval) |
| Price You Get | Below market value (70-85% typically). Service fees and repair deductions add up fast. | Full market value, minus 5-6% commission. Competitive offers often exceed asking. | Below market. You walk away without debt but without profit. |
| Repairs Needed | Significant deductions for any repair. Some companies charge 1-3% service fees on top. | You can price as-is. Buyers who see value will buy knowing what they are taking on. | Lender accepts as-is condition. |
| Certainty | High. Cash offers rarely fall through. | Moderate. Buyer financing can fall through, but strong offers reduce this risk. | Low. Lenders can reject offers, and timelines slip. |
| Best For | Homes needing major repairs, urgent sales, sellers who prioritize speed above all else. | Well-maintained homes, sellers who want top dollar, downsizers with time to market. | Homeowners who owe more than the home is worth, facing foreclosure. |
Know Your Options
Get an Honest Comparison for Your Home
I will run the numbers on every option for your specific property and situation. No pressure, no obligation.
The Fine Print on Cash Offers
iBuyers (Opendoor, Offerpad, etc.) use automated valuation models and charge service fees of 5-7% on top of below-market pricing. After fees and repair deductions, sellers typically net 70-85% of market value.
Wholesalers find distressed properties and assign the contract to an investor for a fee. They often pay 50-70% of market value and have no obligation to perform improvements.
We Buy Houses companies vary wildly. Some are legitimate investors paying fair cash prices. Others are wholesalers masking as buyers. Always ask for proof of funds and check their track record.
As your Realtor, I can approach any of these buyers on your behalf while also marketing to the entire pool of retail buyers. You get the best of both worlds: the speed of a cash buyer and the price of the open market.
Let's Compare Your Options
Tell me about your home and situation, and I will prepare a side-by-side comparison of every option available to you.
Thank you.
I will be in touch shortly to discuss your downsizing goals.
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