When homeowners compare a cash offer to listing with an agent, the first thing they notice is the price, and the listing number is almost always higher. But what matters is what you actually take home, and how long it takes to get it.
Here's how to compare the two honestly, line by line.
What comes out of a traditional sale
Commissions
Agent commissions in Texas are negotiable. Since 2024, the way buyer-agent pay is handled has changed, and it's negotiated more openly. In practice, total commissions on a typical Houston sale still add up to a significant percentage of the price. Ask any agent you interview for their exact numbers in writing.
Seller closing costs
In Texas, the seller customarily pays for the buyer's owner's title insurance policy, plus their share of escrow fees, prorated property taxes, and any HOA transfer fees. Title insurance rates in Texas are set by the state, so your title company can give you an exact figure.
Repairs and concessions
Most retail buyers get an inspection. In Houston, foundation, roof, HVAC, plumbing and drainage issues come up often, and buyers usually ask for repairs or a price cut. Many sellers also spend money before listing on paint, flooring, landscaping or staging.
Carrying costs
Every month the house is on the market, you keep paying the mortgage, property taxes, insurance, utilities, HOA dues and upkeep. For a vacant or inherited house, that's money going out with nothing coming in.
Time and uncertainty
A listing needs time to prepare, time on the market, and then usually 30–45 days to close if the buyer is financing. Deals can fall through over appraisals, financing or inspections, which can put you back at the start.
What comes out of a cash sale
With a direct cash sale, there's typically no commission, no repairs and no showings, and the buyer usually pays the normal seller closing costs. The trade-off is that the price is lower, because the buyer is taking on the repairs, the holding costs and the risk. Here's how that offer is calculated.
A side-by-side worksheet
Fill this out with your own numbers. The figures below are a hypothetical example, not a quote:
| Listing | Cash sale | |
|---|---|---|
| Sale price | $280,000 | $230,000 |
| Commissions | −$15,000 | $0 |
| Seller closing costs | −$4,000 | $0 |
| Pre-listing repairs & prep | −$12,000 | $0 |
| Inspection repairs / concessions | −$6,000 | $0 |
| Carrying costs (4 months) | −$9,000 | −$1,000 |
| Estimated take-home before loan payoff | $234,000 | $229,000 |
| Time to cash in hand | 3–5 months | 1–3 weeks |
In this example, the listing still comes out slightly ahead, but it takes months longer and depends on the deal holding together. With different numbers the answer flips either way. That's why it's worth running your own.
When listing usually wins
- The house is updated and in good shape
- You have time and can cover carrying costs comfortably
- You're comfortable with showings, negotiations and the risk of a deal falling through
When a cash sale usually wins
- The house needs major repairs, or has foundation, roof or water damage
- You're facing foreclosure, tax sale, divorce, relocation or another deadline
- It's an inherited or rental property you don't want to manage
- Certainty and speed matter more to you than the last dollar
We'll give you a cash offer and, if you ask, an honest opinion of what the house might sell for listed. If listing makes more sense for you, we'll say so.
Want a no-obligation cash offer?
Tell us about your house and we'll get back to you within 24 hours. No repairs, no fees, and you pick the closing date.