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The honest math: cash offer vs. listing.

Nobody in this industry shows you this side by side, because the answer isn’t always the one they’re selling. Run your own numbers. Sometimes listing wins, and when it does, you should list.

If you repair and list

What it would sell for, fixed up Repairs to get it there Months until it closes (repairs + market + escrow) Monthly carrying cost (mortgage, tax, insurance, utilities) Commissions and selling costs (% of sale)

Sale price$600,000

− Repairs$45,000

− Carrying, 5 months$16,000

− Commissions & costs$42,000

You net about$497,000

If you take a cash offer

The offer, as-is Weeks until it closes

Offer$510,000

− Repairs$0

− Carrying, ~2 weeks$1,600

− Commissions$0

You net about$508,400

In this example the difference is about $11,400, in the listing’s favour if everything goes to plan, and to your taste whether five months of project management is worth it.

Defaults are illustrative, not a quote. The repair, timeline and carrying numbers are the honest variables. Ask any agent and any buyer to fill in their version of this table, in writing, and compare nets rather than headline prices. When our number is the smaller net, we’ll tell you to list. That’s the policy.

Want our line of this table for your house?

One walkthrough, one number, with the math shown, and no hard feelings if listing wins.