Cash Buyer vs Listing With an Agent

Local cash home buyers since 2016. 1,000+ houses bought in St. Louis MO & IL. We buy 50+ homes a year. 4.7 on Google from 65+ reviews. Read Google reviews.

As-is cash offer. No repairs. We typically cover closing costs. About 2 weeks. You pick the date.

Since 2016 Local cash home buyers in St. Louis

1,000+ houses Bought in Missouri & Illinois. We buy 50+ a year.

4.7 from 65+ Google reviews Text only, read them on Google.

Proof of funds We can show it before you sign.

Brentwood office 1750 S Brentwood Blvd, Suite 503

A listing with an agent is the retail path: photos, showings, a buyer who usually needs a loan. A cash buyer is the as-is path: one walkthrough, a written number, you pick the date. Neither is “always more money.” Compare net and calendar, not the list price.

House Sold Easy buys as-is for cash. We do not list houses. We will tell you when listing looks like the better net. The older table lives on cash offer vs listing. This page is the honest example.

What actually changes

Factor	House Sold Easy (cash)	Listing with an agent
Time	About 2 weeks, you pick the date	Prep, days on market, then the buyer’s loan
Repairs	None. We buy as-is	Often needed to list and appraise
Showings	One walkthrough	Many
Commission	None	Negotiable; often discussed in the mid-single digits
Closing items	We typically cover our standard costs	Seller often pays a share
Financing risk	Cash	Buyer’s loan can fail

Commission is always negotiable. We do not publish a St. Louis “average rate.” Confirm with the agent you would hire. Categories of seller costs: seller closing costs in Missouri.

Example net proceeds (labeled example only)

Listing-with-an-agent path (example)

Starting figure: $100,000
Example commission: $6,000 (6% of $100,000, negotiable; this is not a St. Louis rate)
Example seller closing items: $2,000 (a round stand-in for title and recording, your closer lists the real ones)
Example repairs you would do to list: $8,000 (not a bid)
Example net before loan payoff: $84,000

Cash-buyer path (example)

Commission: $0
Typical seller closing we cover: $0 on our standard items
Repairs you do: $0 (as-is)
Example net before loan payoff: $90,000

When the listing net wins

The house would show well, you can wait, and you will host showings. Ask the agent for a net sheet. Ask us for a written offer. If the listing net is clearly better and the date works, list.

When the cash net wins

Repairs, tenants, probate, a move date, or a house that will not appraise for a retail buyer. Sell as-is. How cash buyers figure an offer.

Common questions

Is the $90,000 cash line a real offer?

No. It is a round number in an example. Offers come after we see the house.

Do you take a commission?

No.

How do I compare for my house?

Get a written cash offer and an agent net sheet. Same date assumptions. Same repair list.