Seller guide · 7 min read
Cash buyer, iBuyer, or agent: which way should you sell?
There's no single best way to sell — there's the best way for this house and this situation. Here's how the three options really differ, including where we are and aren't the right choice.
Definitions
The three options
Listing with an agent
A licensed agent markets the house to the open market. You pay commission and prep the house; the buyer pool is the largest, so a house in good condition tends to fetch the highest price.
iBuyer
A large technology company that makes algorithm-driven offers on homes that fit a narrow profile — typically newer, standard, good-condition homes in certain price bands — and charges a service fee plus repair deductions after its own inspection.
Local cash buyer / direct buyer
A company like ours that buys as-is with its own funds or partner capital, prices from comparable sales minus repairs and costs, and closes on the seller's timeline. Fits houses that need work or sellers who need certainty.
Comparison
How they differ
Price
Agent: highest potential gross price for a good-condition house. iBuyer: near-market offer less service fee and repair deductions, for eligible homes only. Cash buyer: below market, reflecting condition, repairs, and the buyer's costs and return.
Fees
Agent: commission plus seller closing costs. iBuyer: a service fee (a percentage of price) plus closing costs and repair credits. Cash buyer: usually no fees or commission; standard seller closing costs often covered.
Condition
Agent: prep and repairs help; financed buyers' lenders require minimum condition. iBuyer: generally declines homes with significant repairs, foundation issues, flooding history, or unusual features. Cash buyer: any condition.
Speed and certainty
Agent: weeks to months, contingent on inspection and financing. iBuyer: fast offer, but the price can change after inspection. Cash buyer: fast, with the walkthrough before the offer so the number holds.
Situations
Probate, tenants, liens, code violations, and tax problems slow a listing and usually disqualify an iBuyer; a direct buyer works through them.
Your effort
Agent: showings, negotiations, repairs. iBuyer: minimal, if you qualify. Cash buyer: one walkthrough and a closing.
When each wins
Honest guidance
If your house is in good shape, you have a few months, and you want the highest price, list it with a good agent. The commission usually pays for itself on a house that shows well.
If your house is newer and standard and you want convenience over the last few percent, an iBuyer may work — but read the fee schedule and expect repair deductions after their inspection.
If the house needs real work, has a complicated situation, or you need a firm date, a direct cash buyer is usually the cleanest path. That's what we do, and we'll tell you if it isn't the right fit.
Due diligence
Questions to ask any of the three
- What will I net after all fees, credits, and costs? (Ask for a written estimate.)
- Can the price change after inspection, and under what circumstances?
- What is the earliest and latest closing date you can commit to?
- Which title company closes, and can I choose my own?
- Are you buying this yourself, or assigning the contract to someone else? (Texas requires disclosure of an equitable-interest-only sale.)
FAQ
Questions sellers ask
Can I get a cash offer and still list?
Yes. A written cash offer is a free data point to compare against an agent's net estimate.
Are iBuyers active in Houston?
Availability and eligibility change over time and by ZIP code. Check the companies' sites for current coverage.
Why is a cash offer lower than market?
It reflects the house's current condition, the cost to repair it, the buyer's holding and resale costs, and a return for the risk. Compare nets, not headline prices.