Not sure whether to list with an agent or sell directly for cash? Here’s the honest, line-by-line comparison — including what it actually costs in dollars, not just percentages.
| Selling w/ an agent | Sold to VetBuysHomes | |
|---|---|---|
| Commissions / Fees | 6% on average is paid by you | None |
| Who pays closing costs? | 2% on average is paid by you | None — we pay all costs |
| Inspection & financing contingency* | Yes — up to 15% of sales fall through | None |
| Appraisal needed | Yes, sale is often subject to appraisal | None — we make cash offers |
| Average days until sold | +/- 91 days | Immediate cash offer |
| Number of showings | Depends on property / location | 1 (just us) |
| Closing date | 30–60 +/- days after accepting offer | Date of your choice |
| Who pays for repairs | Negotiated during inspection period | None — we pay for all repairs |
* About contingencies: an inspection contingency gives the buyer time to inspect the property and back out or renegotiate if repairs are needed. A financing contingency lets the buyer back out if their loan or the bank’s appraisal falls through. Either one can sink a traditional sale weeks after you accept the offer. VetBuysHomes doesn’t use bank financing, so neither applies — when we agree on a price, that’s the price.
What that looks like on a $300,000 house
Take a house that would list for $300,000. Here’s where the money actually goes with each path:
Listing with an agent:
- Agent commission (6%): $18,000
- Seller-paid closing costs (2%): $6,000
- Carrying costs while it sits on market (~91 days average — mortgage, taxes, insurance, utilities): varies by property, but real money for every month it doesn’t sell
- Repair costs negotiated during the inspection period: unknown until a buyer’s inspector finds something
- Net before repairs and carrying costs: roughly $276,000 — and that assumes the sale doesn’t fall through, which happens in up to 15% of accepted offers over inspection or financing issues
Selling to VetBuysHomes:
- Commission: $0
- Closing costs: $0 — we pay them
- Repairs: $0 — we buy as-is
- Carrying costs: minimal — we can close in as little as 7 days
- The cash offer we make is the net amount, because there’s nothing subtracted from it afterward
The gap between a $300,000 listing price and our cash offer reflects the repairs, holding time, and certainty we’re taking on — not a hidden fee. The math above is illustrative (your commission rate, repair needs, and market time will vary), but it’s the same math worth running on any house before deciding.
Which option fits your situation?
List with an agent if: the house is genuinely market-ready, you can host showings without disrupting your life, and you have 3+ months of flexibility to wait for the highest possible price. A good local agent will net you more than we will in this scenario — we’ll tell you that honestly.
Sell to us if any of these are true:
- Inherited the house and don’t want to manage repairs, cleaning, or a listing from out of state — see our Florida probate guide
- Behind on payments or facing foreclosure and need certainty faster than a 30-60 day traditional closing — see the Florida foreclosure timeline
- Tenants still in place and showings aren’t realistic
- The house needs work — a roof, AC, or structural repairs — you don’t want to fund before selling; see what selling as-is actually requires
- A firm closing date matters more than squeezing out the last few thousand dollars — divorce, relocation, or an estate that needs to close
Will I get less than market value selling for cash?
Usually, yes, compared to a fully market-ready home sold with no issues — but “market value” only matters if you’d actually net it after commissions, closing costs, repairs, and the risk of a fall-through. Compare our offer to your realistic net from listing, not to the sticker price, using the worked example above.
What if I still owe money on my mortgage?
That’s normal. We handle payoff at closing directly with your lender — you don’t need to pay off the loan yourself before selling. If you owe more than we can offer, tell us early so we can talk through the options.
Do I need to clean or repair anything before you buy it?
No. We buy as-is, including houses with major repair needs, code violations, or items left behind. You can leave furniture, trash, and belongings you don’t want to deal with.
How is this different from an iBuyer like Opendoor or Offerpad?
iBuyers use an algorithm and typically only buy homes in good, sellable condition, in specific ZIP codes, and still charge a service fee (often 5%+). We’re a local, owner-operated buyer — Chadwick evaluates every property in person, we buy in any condition, and there’s no fee taken out of the offer.
What happens after I accept the offer?
We schedule a closing date at a local title company or attorney’s office — whatever date works for you, as fast as 7 days. You show up, sign, and get paid. No inspection contingency, no financing contingency, no last-minute renegotiation.
Curious how the process itself works day-to-day? See our FAQ, or reach out directly with your specific situation — no obligation.
