If you’re thinking about selling your home, you’ve probably weighed two very different paths: listing with a real estate agent or selling directly to a cash home buyer. Both have real advantages, and the right choice depends on your situation, your timeline, and what matters most to you. This guide breaks down the cash home buyers vs real estate agent pros and cons so you can make the call that fits your life.
Key Takeaways
- Cash buyers offer speed and certainty - typical closing in 7-14 days with no financing contingencies
- Real estate agents often get a higher sale price but take 5-6% in commission plus closing costs
- For homes needing major repairs, cash buyers usually offer better net proceeds than listing on the MLS
- The right choice depends on your timeline, the condition of your home, and your financial situation
- Always get at least 2-3 cash offers to compare before accepting one
How selling to a cash home buyer works
Cash home buyers are companies or investors who purchase properties directly from homeowners - no banks, no mortgage approvals, no waiting. You reach out, they evaluate your home (often with a quick walkthrough or even photos), and they make an offer within a day or two.
According to the National Association of Realtors, about 29% of all home sales in late 2025 were all-cash transactions. That number has been climbing, which tells you something: more sellers are choosing this route every year.
The biggest draw? Speed. A study from Clever Real Estate found that 65% of sellers who went with a cash buyer closed within a month. Compare that to 52% of sellers using traditional agents. When you need to move fast - whether it’s a job relocation, financial pressure, or just wanting the process over with - cash buyers deliver.
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How selling with a real estate agent works
The traditional route means hiring a licensed agent to list your home on the MLS (Multiple Listing Service), market it to buyers, handle showings, negotiate offers, and guide you through closing. Agents typically charge a commission of 5% to 6% of the sale price, split between the seller’s agent and the buyer’s agent.
On a $350,000 home, that’s $17,500 to $21,000 in commission alone - before you factor in closing costs, repairs, staging, and the months of waiting.
The upside? Agents can sometimes get you a higher sale price because they’re marketing your home to the widest pool of buyers. If your home is in good condition and you’re in a seller’s market, this can work out well financially - even after paying the commission.
Cash home buyers vs real estate agent pros and cons: the full breakdown
Let’s get specific about what each option actually looks like in practice.
Timeline
Cash buyers typically close in 7 to 14 days. Some can close in as few as 5 days if title is clear. With an agent, expect 60 to 90 days on average - and that’s after you find a buyer. If your home sits on the market for a while, you’re looking at months of mortgage payments, utilities, and maintenance while you wait.
Costs and fees
With a cash buyer, there are usually zero commissions and minimal closing costs. Many cash buyers cover the closing costs entirely. With an agent, you’re paying that 5-6% commission plus 2-3% in closing costs, potential repair concessions, staging expenses, and possibly home warranty costs. On a $300,000 home, the total out-of-pocket with an agent can easily hit $25,000 or more.
Repairs and prep work
Cash buyers purchase homes as-is. Foundation cracks, outdated kitchens, roof damage - none of it matters. They price the repairs into their offer. Selling with an agent usually means fixing things up first. Buyers who are getting mortgages need homes to pass inspection, and their lenders require appraisals. If the appraisal comes in low, the deal can fall apart entirely.
Certainty of closing
Cash deals rarely fall through because there’s no financing contingency. The buyer has the money. Traditional sales fall through more often than people realize - roughly 1 in 6 contracts collapse before closing, usually because of financing issues, low appraisals, or inspection problems.
Sale price
This is where agents have an edge. Because they expose your home to more buyers, you might get a higher price - especially in competitive markets. Cash buyers typically offer 70% to 85% of market value. But here’s the thing most people miss: once you subtract agent commissions, closing costs, repair expenses, and holding costs (months of mortgage and utilities while the home sits listed), the gap between a cash offer and what you actually pocket from an agent sale shrinks significantly.
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When a cash buyer makes more sense
Selling to a cash buyer tends to be the better move when:
- You need to sell fast - job relocation, financial hardship, or a life change that can’t wait 90 days
- Your home needs work - if repairs would cost $10,000 or more, a cash buyer saves you that upfront expense
- You’re dealing with a difficult situation - facing foreclosure, divorce, probate, or tenant issues make traditional sales complicated and stressful
- You want simplicity - no showings, no open houses, no strangers walking through your home every weekend
- The home has problems that scare off traditional buyers - code violations, foundation issues, mold, or fire damage
When listing with an agent makes more sense
Going the agent route can pay off when:
- Your home is in great shape - move-in ready homes attract the most competition and the highest offers
- You’re in a hot market - multiple offers and bidding wars can push the price well above asking
- You’re not in a rush - if you can wait 3 to 6 months, the potentially higher sale price may be worth it
- You have equity to spare - if you’re sitting on significant equity, paying a commission still leaves you ahead
What to watch out for with cash home buyers
Not all cash buyers are created equal. The industry has its share of companies that make lowball offers or tack on hidden fees. Here are some things to look for before accepting an offer:
- Proof of funds - any legitimate cash buyer should provide this upfront. If they won’t, walk away.
- No-pressure approach - a reputable company gives you time to think. High-pressure tactics are a red flag.
- Clear contract terms - read everything. Watch for hidden fees or clauses that let them renegotiate after inspection.
- Reviews and track record - check Google reviews, Better Business Bureau, and ask for references from past sellers.
- Transparent pricing - the company should explain exactly how they arrived at their offer. If they can’t or won’t, that’s a problem.
Companies like Cha-Ching Co are upfront about their process and don’t charge hidden fees. The offer you get is the offer you close on.
A real-world comparison: the math behind both options
Let’s say your home is worth $300,000 on the open market. Here’s how the numbers might shake out with each approach.
Selling with an agent:
- Sale price: $300,000
- Agent commission (5.5%): -$16,500
- Closing costs (2.5%): -$7,500
- Repairs and staging: -$8,000
- 3 months of holding costs (mortgage, insurance, utilities): -$6,000
- Net proceeds: $262,000
Selling to a cash buyer:
- Offer (80% of market value): $240,000
- Commissions: $0
- Closing costs (buyer covers): $0
- Repairs: $0
- Holding costs (closes in 2 weeks): ~$500
- Net proceeds: $239,500
The difference? About $22,500 in this example. But you got your money 3 months sooner, avoided the stress of showings and repairs, and eliminated the risk of the deal falling through. For many sellers, that trade-off is absolutely worth it - especially if the home needs more than $8,000 in work or if time is a factor.
And keep in mind: if your home needs $15,000 or $20,000 in repairs to be market-ready, the agent route actually puts less money in your pocket than the cash offer. Every situation is different, which is why running the numbers for your specific property matters more than any rule of thumb.
Frequently asked questions about cash home buyers vs real estate agents
Do cash buyers always pay less than market value?
Usually, yes. Cash offers typically land between 70% and 85% of what you’d list for on the open market. But remember - you’re not paying commissions, closing costs, or repair bills, and you’re getting your money weeks instead of months later. The gap is often smaller than it looks at first glance.
Can I get a cash offer and still list with an agent?
Absolutely. In fact, that’s a smart move. Getting a cash offer first gives you a baseline. If an agent thinks they can get you significantly more, you can list and fall back on the cash offer if the home doesn’t sell. Just make sure you’re not locked into an exclusive listing agreement before exploring your options.
How do I know if a cash buyer is legitimate?
Ask for proof of funds, check their reviews online, look them up on the Better Business Bureau, and see how long they’ve been in business. A legitimate company like Cha-Ching Co will be transparent about their process from the first conversation. Learn more about what to expect when selling to a “we buy houses” company.
The bottom line on cash home buyers vs real estate agents
There’s no universally right answer here. If you have a beautiful home, no time pressure, and a strong local market, an agent might net you more money. If you need speed, certainty, or want to avoid the hassle of repairs and showings, a cash buyer is hard to beat.
The best approach? Get both options on the table. Request a cash offer and talk to an agent. Compare the numbers side by side - not just the sale price, but the real, take-home amount after all costs. Then decide what’s right for you and your family.
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Disclaimer: This article is for informational purposes only and does not constitute legal, financial, or real estate advice. Cha-Ching Co connects homeowners with cash buyers and may earn a fee from completed transactions. Always consult a licensed professional before making real estate decisions. Individual results vary based on location, property condition, and market conditions.