Your options
There are three normal ways to sell a house. This page sets out what each one actually costs you, including where we come off worse.
The short version
For most homes in reasonable condition, listing with an agent gets a higher price. Competition between buyers is what pushes a price up, and a single direct offer has no competition in it. A direct sale buys you speed, certainty and the freedom not to repair anything — and you pay for those in price.
Selling directly to us
One buyer, as-is, on a date you choose.
- Typical timeline
- Weeks rather than months, once title is clear. Probate, liens or tenancy issues still take as long as they take.
- Repairs needed
- None. We buy in current condition and do not ask for repair credits afterwards.
- Showings
- One walkthrough. No open houses, no strangers through the house.
- Fees and commissions
- No commission. Normal closing costs still apply and are set out in the contract and on the settlement statement.
- Price potential
- Lower. We price for condition, speed and certainty, and we take on the repair risk. That discount is real and we will not pretend otherwise.
- Certainty of closing
- High. No mortgage approval to fail, no appraisal contingency, and no buyer changing their mind after an inspection.
- Work required from you
- Very little. Cleaning out the property is optional.
- Who represents you
- Nobody. We are the buyer. Hire an attorney or an agent if you want representation.
Listing with an agent
Your home on the open market, with someone representing you.
- Typical timeline
- Preparation, then time on the market, then 30–45 days for a buyer's financing to close.
- Repairs needed
- Usually some. Buyers using a mortgage need the home to meet their lender's condition standards, and inspections often produce a second round of requests.
- Showings
- Repeated showings and often an open house, scheduled around buyers.
- Fees and commissions
- A commission, negotiated with your agent, plus closing costs. Commission arrangements changed in 2024 and are negotiable.
- Price potential
- Usually the highest. Competition between buyers on the open market is what pushes a price up, and for many homes this route nets more even after commission.
- Certainty of closing
- Good but not guaranteed. Deals fall through on financing, appraisal or inspection, sometimes late in the process.
- Work required from you
- Moderate. Your agent does the heavy lifting, but preparation and decisions are yours.
- Who represents you
- Your agent, who owes you a duty to act in your interest.
Selling it yourself
No agent, no commission, and all the work is yours.
- Typical timeline
- Entirely dependent on finding a buyer yourself. Can be quick, can be open-ended.
- Repairs needed
- Same as an agent listing if your buyer is using a mortgage.
- Showings
- You arrange and host every showing, including vetting who comes in.
- Fees and commissions
- No listing commission, though you may still agree to compensate a buyer's agent. Closing costs apply.
- Price potential
- Can be close to an agent listing on a strong property, but without an agent's pricing data and marketing reach it often lands lower.
- Certainty of closing
- Most variable. Screening a buyer's ability to actually pay is on you.
- Work required from you
- High. Pricing, marketing, showings, negotiation and paperwork are all yours.
- Who represents you
- Nobody, unless you hire an attorney to review the contract.
When a direct sale makes sense
- The house needs work you cannot or do not want to fund before a sale.
- You need a defined closing date and cannot risk a deal collapsing on financing.
- The property is occupied by a tenant, or is otherwise difficult to show.
- You live far away and cannot manage repairs, showings and inspections from a distance.
- You would rather leave the contents behind than clear the house out.
- Privacy matters to you and you do not want a listing, a sign or an open house.
When listing is the better choice
- The home is in good condition, or close to it.
- You have time, and no deadline forcing the sale.
- You want the highest price the market will pay, and can handle the process to get it.
- The property is in an area where homes attract competing offers.
If your house is in this column, list it. We would rather tell you that than take a house from someone who could have done better elsewhere.
Not sure which column you are in?
Tell us about the property. If the answer is that you should list it, that is what we will tell you.