Selling To PNW Home Offer vs. Listing With A Local Agent
I get asked some version of this question almost every week: why would someone sell to a cash buyer for less than they could get listing on the open market? It’s a fair question, and for a lot of houses in good shape with time to spare, listing with an agent is still the better move. But if your house needs work, if you don’t have months to wait, or if the idea of showings, repairs, and financing contingencies falling through sounds exhausting, the real numbers usually tell a different story than the sale price alone. Here’s the actual comparison, side by side.
| Selling With An Agent | Selling To PNW Home Offer | |
|---|---|---|
| Commissions / Fees | Around 6% paid by you, the seller | None |
| Who Pays Closing Costs | Around 2% paid by you, the seller | None, we cover all closing costs |
| Inspection & Financing Contingency | Yes, a real risk of the sale falling through | None |
| Appraisal Needed | Yes, usually required by the buyer’s lender | None, we make cash offers |
| Average Days Until Sold | Around 90 days | As little as 7 days |
| Number Of Showings | Depends on the market | Just one, with me |
| Closing Date | 30 to 60 days after accepting an offer | Your choice |
| Who Pays For Repairs | Negotiated during inspection | None, we cover all repairs |
What The Numbers Actually Mean For You
Here in the Puget Sound, holding costs add up fast: mortgage payments, property taxes, insurance, and utilities all keep running while a listed house sits on the market for 90 days or longer. Factor in the 6% commission, the 2% in closing costs, and whatever you’d spend fixing the place up before it’s even photographed, and the gap between a listing price and a cash offer usually shrinks more than people expect. You can check current Puget Sound market data yourself through the Northwest MLS, and verify my own track record on BBB before deciding which route makes more sense for your situation.
No Repairs, No Repeat Showings
I don’t care how the house looks. Full of stuff, needs a new roof, hasn’t been touched in twenty years, none of that changes whether I’ll make an offer. That saves you the time and money most sellers put into a house before it ever hits the market, and it means one showing instead of a parade of strangers walking through for weeks.
No Closing Costs, No Surprises
Because I buy with cash instead of bank financing, there’s no appraisal to worry about and no loan that can fall through two weeks before closing. I cover the closing costs myself, so what I offer is what lands in your account, minus only a mortgage payoff or other lien already on the property.
Is selling to me the right move for every house? No. If your place is in good shape and you’ve got months to wait, listing might net you more. But if speed, certainty, or avoiding repairs matters more to you than squeezing out the last few thousand dollars, that’s exactly the situation I can help with.
See What Your House Is Worth
Call me at 206-900-8173 or fill out the form on this page with your property address. I’ll give you a fair, no-obligation cash offer, usually within 24 hours, so you can compare it against your other options before deciding anything. Curious what facing a tough situation with your house actually looks like day to day? Read more here, or see the full process.
Quick Questions About This Comparison
Q: Do I have to accept the offer once I get it?
No. Getting a number from me costs nothing and locks you into nothing. Compare it to what an agent estimates you’d net after commissions and holding costs, then decide whatever works best for your situation, even if that’s listing instead.
Q: How do you come up with the cash offer number?
I look at what similar houses in your area have actually sold for once fixed up, subtract a realistic repair estimate and closing costs, and that’s my starting point. I’ll walk you through the math directly, no black-box algorithm.
Q: What if my house would actually sell for more with an agent?
I’ll tell you if that’s likely the case. I’d rather you know all your options and pick the one that actually fits your timeline and situation than pressure you into a sale that isn’t right for you.
See Your Number, Compared Side By Side