The most common question we get: "Would I not just make more money listing with a realtor?" Sometimes yes. Often no. Here is the honest math.
The Retail Listing Math
Say your house would list at $300,000 in decent shape.
- Sale price: $300,000
- Repairs and paint to be showable: $12,000
- Staging and photography: $2,000
- Agent commission (5 to 6 percent): $16,500
- Seller paid closing costs (typical 1 to 3 percent): $6,000
- Concessions negotiated with buyer: $4,000 to 4 months of carrying costs (mortgage, taxes, insurance, utilities): $8,000
Net to seller: roughly $251,500, and only if it sells on the first attempt without a price reduction.
The Cash Offer Math
Say we offer $255,000 as is.
- Sale price: $255,000
- Repairs: $0
- Commission: $0
- Seller closing costs: $0 (we typically pay all)
- Concessions: $0
- Carrying costs: 2 weeks, roughly $1,000
Net to seller: roughly $254,000, in 14 days, guaranteed.
The gap is often smaller than sellers expect, and the certainty is worth real money.
When Listing IS the Right Answer
- The house is in genuinely turn key condition
- You can wait 4 to 6 months without pressure
- The local market is hot with multiple bidders
- You have the cash and energy to prep, stage, and show
If all four of those are true, list it. You will probably net more.
When a Cash Offer IS the Right Answer
- The house needs meaningful repairs
- You are out of state or short on time
- You have tenants, code violations, or a legal deadline
- You value certainty over squeezing the last dollar
- You do not want to live through a marketing process
The Middle Path
We often quote a cash number AND a "listing with our help" number in the same conversation. The right answer is not always to sell to us. It is to make an informed choice based on real numbers, not the fantasy Zillow estimate on your fridge.
Ready to see the numbers?
Request a free, no obligation offer from Liberty Property Solutions. We will show you the cash number, the retail estimate, and the honest gap between them. Zero pressure.