Home › Cash offer vs. realtor
Cash offer or listing with an agent? An honest comparison.
Both can be the right choice. It depends on your house, your timeline and what you'd actually keep.
Cash offer or agent? Compare.
| What matters | Sterling Home OfferCash offer, as-is | Listing with an agentAgentThe traditional way |
|---|---|---|
| Repairs and buyer credits | None, sell as-is | Usually needed, plus buyer credits in almost half of sales |
| Time to close | As fast as 7 days, or on your timeline | Usually 2–3 months, and 1 in 7 deals fall through |
| Fees and closing costs | None. We pay closing costs | About 6–9% of your price |
| Moving help | Free moving or cleanout, up to $20k early, stay up to 14 days after closingIf you qualify | On your own |
| Your price | Agreed upfront, in writing. No bank approval needed | Not certain: 1 in 5 listings cut their price |
| Showings | None | Strangers in your home |
| What you keep | An honest cash price, nothing taken out | More on paper, minus 6–9%, price cuts, credits and months of bills |
When listing wins.
When listing is the better choice
- Your house is in good shape and you have a few months
- You can pay for repairs and staging upfront
- Getting the top price matters more than speed or certainty
Questions to ask any buyer, including us
- How do you calculate the offer? Can I see the comps?
- Can you show proof of funds?
- Who handles the closing?
- Can the price change after the inspection, and why?
- Do I pay any fees or commissions?
- Can I choose my closing date?
Two ways to sell. You choose.
Two ways to sell. You choose.
Best if: you need to sell fast, the house needs work, or life got complicated.
- We buy it as-is, on the date you pick
- Not a home we renovate? A trusted partner investor buys it on the same terms
- Our team handles everything until closing
Best if: the house is in good shape and you have time.
- We sell your house on the open market
- Your price is agreed upfront, based on the real comps, and paid at closing
- No commission or repairs. Our fee comes from the sale
Not sure which is better? On the call we'll tell you what your house would likely sell for on the market and what you'd keep each way. Then you decide.
Usually not a fit for a cash offer: condos, mobile homes, 55+ communities, houses already listed, or owing close to full value.
One step left
Get your number. Then decide.
Two minutes now. Your number in writing within 12 hours. Then it's your call.
P.S. You don't have to decide anything today. Get your number, compare it with what an agent would get you, then decide. Moving help is limited each month.Nothing to decide today. Get your number, compare it with an agent's, then decide. Moving help is limited each month.