Will a cash buyer pay less than an agent listing?

Usually the headline price is lower with a cash buyer — typically 70-85% of full retail. But what matters is the net to seller after subtracting commissions, repairs, concessions, and holding costs from an agent listing. For homes that need work or sellers on a tight timeline, the net is often very close.

What does an agent actually cost to sell a Florida home?

Total real estate commission is typically 5-6% of sale price, split between the listing and buyer's agent, though commissions are negotiable and not fixed or standardized. On a $250,000 home that's roughly $12,500-$15,000. Add 1-3% for closing costs, plus typical concessions and repairs negotiated after inspection ($3,000-$10,000 is common), and the total comes to $20,000-$30,000 off the headline price.

When is it worth listing instead of taking a cash offer?

List with an agent when the house is in great condition, you have 60-120 days, you can handle showings and inspections, and you don't need certainty of close. Cash makes more sense when the house needs work, you're on a tight timeline, you have tenants, or you don't want strangers walking through.

What hidden costs do sellers usually forget?

Sellers often forget: holding costs while the house sits (mortgage, insurance, taxes, HOA, utilities for 60-120 days), buyer-requested repairs after inspection, buyer credits for unexpected issues, staging costs, and the possibility that the deal falls through after inspection and you start over.

How do I compare offers fairly?

Compare on net proceeds to seller — what hits your bank account at closing. Take the headline price minus commissions (if any), minus closing costs you'll pay, minus repairs or concessions you've agreed to, minus prorated taxes and HOA. The biggest net number wins.

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Cash Offer vs. Listing With an Agent: Which Nets You More?

The honest answer is "it depends." A cash offer is almost always a lower headline price than what a polished MLS listing might fetch — but what matters isn't the headline. It's what hits your bank account at closing and how long it takes to get there. This article walks through the real math for a typical Central Florida home.

The MLS math: gross price isn't your money

Let's say your house lists for $250,000 and ultimately sells at $245,000 after some negotiation. Here's what comes out before you see anything:

Total real estate commission (typically 5–6%, fully negotiable and not a fixed or standard rate): $12,250–$14,700
Standard seller closing costs (1–3%): $2,500–$7,500
Repairs and concessions after inspection: $3,000–$10,000 is typical
Holding costs during the 60–120 day listing period: $1,500–$5,000 (mortgage, insurance, taxes, HOA, utilities)
Prorated taxes and HOA at closing: varies

Add it up and you're often $20,000–$35,000 below your headline. So a $245,000 sale frequently nets the seller $210,000–$225,000.

The cash offer math: what you see is what you get

A cash offer on the same property might be $195,000 — substantially less than the listing price. But the math is much simpler:

No commission
No standard closing costs (most cash buyers cover them)
No repairs or concessions (sold as-is)
No holding costs (typically closes in 14–21 days)
Prorated taxes and HOA still apply

A $195,000 cash offer often nets the seller around $192,000–$194,000.

So which wins?

In the worked example above:

MLS net: $210,000–$225,000
Cash net: $192,000–$194,000
Difference: about $20,000 in favor of the MLS

If you can wait 60–120 days, handle showings, the house is in clean shape, and inspections won't surface major issues — the MLS wins this example.

But the comparison flips fast when:

The house needs $25,000+ in repairs to be MLS-ready
There's an active tenant who needs to be navigated
The seller is in pre-foreclosure or under timeline pressure
The seller is out-of-state and can't manage prep work
Property has insurance, code, or title issues

In any of those situations, the MLS net often drops below the cash net — and the cash offer wins. See our guides on selling a house needing major repairs, selling a tenant-occupied house, selling in pre-foreclosure, selling from out of state, and avoiding a failed sale over title, HOA, or permit issues for the specifics of each situation.

The non-money factors

Money isn't everything. Cash offers also win on:

Certainty — once the contract is signed and inspection is done, the deal closes. No financing fall-through, no appraisal gap, no last-minute buyer changes of heart.
Speed — 14–21 days vs. 60–120
Privacy — no showings, no signs in the yard, no neighbors walking through
Simplicity — one decision, one contract, one closing date

The decision framework

Lean toward an agent listing if: the house is in great condition, you have 60+ days, you can handle showings and inspections, and you want maximum price.

Lean toward a cash offer if: the house needs work, you're under a timeline, there are tenants or condition issues, you're out of state, or you want certainty and privacy over maximum dollars.

The best move: actually compare

Get a real cash offer in writing AND get a comparative market analysis from an agent. Then do the math line-by-line. Most sellers find that the gap between the two options is much smaller than they assumed — and the cash side wins more often than they'd expect once repairs, commissions, and holding costs are honest in the calculation. If you're wondering what actually goes into that cash number, see our guide on how we calculate your cash offer.

Want a written cash offer to compare against an agent's CMA? Call OfferLink at 407-584-9111. We make offers across Florida within 24 hours, including in Orlando, Lakeland, and Melbourne — and you're under no obligation to accept.