Generally, the fastest way to sell your house is through a cash buyer, such as a "we buy houses" company or iBuyer. Most cash buyers can make you an offer within 24–48 hours and close in as little as 1–2 weeks. The downside is that they pay considerably less than fair market value.

If you have a bit of cushion built into your timeline, a realtor can help market your home to cash buyers via an MLS listing, giving you the best chance of getting multiple competitive offers. But you're not guaranteed a fast sale.

This guide walks you through the options for selling your house fast.

At a glance: 5 great options to sell your house fast

Sell your house fast to a cash investor

Cash investors include local mom-and-pop operations and larger companies like We Buy Houses and HomeVestors.

Most real estate investors are looking to flip houses for a profit. So they usually look for properties they can get at a discount and fix up for added value. A typical offer from an investor is about 70% of a home's after repair value (ARV) — its potential sale price once it's been updated. However, some investors may be able to offer as much as 85% ARV, depending on the property and their investment strategy.

In exchange for a discounted sale price, investors usually pay in cash, cover all closing costs, and take your home as is — meaning no need to make repairs or even clean out the clutter. Some cash buyers can close the deal in as little as 7 days, although 3 weeks is typical.

While many sellers are reluctant to sell for less than their home is worth, others may find the trade-off worth it. For example, if you have a house in poor condition, it might be hard to sell conventionally. But a seasoned real estate investor can look past the property's faults and see the opportunity.

Just be sure to vet the investor before accepting an offer. "Sellers should verify proof of funds, ask for references, and consult with professionals like real estate attorneys to ensure they are getting a fair deal," says investor Alexander Capozzolo of SD House Guys. And when possible, compare multiple offers to ensure you get a decent price.

Sell your house fast to an iBuyer

iBuyers like Offerpad and Opendoor use automated valuation models to price homes and purchase them for cash. They typically offer much closer to fair market value than house flippers and can often close in as little as 1–2 weeks after the offer is accepted. They also let you avoid hosting showings and making repairs.

However, iBuyers charge service fees (historically about 5%, but can vary by home and market), plus deductions for repair costs identified during the company's home inspection, which could result in you walking away with a lot less than you anticipated.

Apart from the fees, iBuyers have strict criteria for the homes they purchase — including the neighborhood, age, home condition, and property type. Availability also varies greatly from company to company.

Sell on your timeline with a buy-before-you-sell program

Buy-before-you-sell programs like Knock's Bridge Loan, Orchard's Move First, and Homeward's Buy Before You Sell let you borrow against your current home value to buy a new house before you list – without having to cover two mortgages out of pocket.

While the overall process takes longer than simply selling to an iBuyer, you don't need to wait until your home sells to move. Instead, you can make a competitive cash offer based on the equity you've built up in your current home, move into your new house right away, and let an agent take care of prepping, marketing, showing, and selling your old one.

And because you list your home rather than sell it to a company for cash, you'll likely also get a lot more money when you sell — especially considering that home trade-in services usually loan you the funds for important repairs and cosmetic improvements before you list.

Buy-before-you-sell companies do charge service fees. For example, Knock charges a 2.25% convenience fee, while Orchard's Move First program fee is 1.9–2.4% on top of brokerage fees of up to 6%. You'll also need to be approved for a short-term loan to borrow against your current home equity, so if credit is an issue, a buy-before-you-sell program may not be an option.

One final consideration is that each company's repayment window varies. Homeward gives you just 3 month to sell your home before you incur extension fees, while Knock gives you a full 180 days to list and sell your home before you start accruing late fees.

Sell your house fast with a top local realtor

If you need to sell fast but don't want to give away your equity to do it, consider listing with a top local real estate agent — preferably from a brokerage offering lower commission rates. 

Even if your house isn’t in the greatest condition, listing on the MLS gives you the greatest chance of reaching multiple qualified buyers. And although a realtor can’t predict exactly when your home will sell, good agents know how to price and market homes to attract offers quickly.

For example, Nathan Clark, who leads a top-performing real estate team in Rhode Island, helped a client quickly sell a home they had inherited from a parent.

"The home was in a great location, but the condition was less than ideal as the parents were hoarders. The client didn’t have time to do a complete rehab, and two other agents said they couldn’t sell it without the work being done. To make matters worse, the client only had a week to get the home in selling condition and on a shoestring budget."

To ensure a quick sale, Clark hired a junk removal company for $850. Within five days, the home had been decluttered and professionally cleaned. He also tapped his client database to drum up interest among buyers while the home was being prepped.

"In its original condition," says Clark, "the home was worth about $300,000 and would take 30 days to sell, based on recent comparable home sales in the area. When the home went live and we put the home on the MLS, it sold for $350,000 within 48 hours."

Tips to sell your house faster

📝 Disclose your home's condition

Sometimes buyers and sellers disagree over repairs uncovered during an inspection. In fact, this is a top reason recent home sales have fallen through.[1]

"Instead of keeping your property's secrets under wraps, be fully upfront and transparent about your home's physical condition," suggests Coldwell Banker realtor Baron Christopher Hanson.

"That way, you can price the home to sell as is and avoid the back-and-forth negotiations that can cost precious time, or worse, result in the buyer backing out of the sale."

🏡 Focus on first impressions

"In 2021, it was a seller’s market," says Suzanne Seini, broker and owner at Innovate Realty. "Sellers could list anything and it would sell quickly at a good price, regardless of condition."

However, she notes that in today's market, homes that present as less than move-in ready are prone to sit on the market longer. So minor touch-ups may be worth the investment.  

"We recently helped a seller who had been on the market for two months with no offers. We pulled the home off the market, updated the flooring and paint, and added new staging. The home sold in less than 30 days over the list price with multiple offers. Sometimes paying slightly more in the beginning will lead to a significant payout in the long run."

"Buyers want to see clean and ready-to-go homes," agrees realtor Cheryl Cardamon. "Sellers should focus on cleaning, decluttering, fixing minor repairs, and freshening up the interior with paint."

🏆 Choose an experienced agent

The average time for a home seller to receive an offer in the United States is 60 days.[2] However, top-rated agents can often sell your house in just a fraction of that time. 

"To get a home sold quickly," says Sue LaGree, a RE/MAX agent based in Clearwater, Florida, "use a real estate agent from a large, reputable firm. They have access to thousands of more realtors, web pages, and publicity tools to get the home sold quickly and for the best price."

💰 Price to sell

"Many homeowners make the mistake of pricing their home too high, thinking that they'll be able to negotiate down to a lower price later," says Realtor Jennifer Murtland. "However, this usually just results in their home sitting on the market for longer than it needs to. When this happens the buyers feel like something is wrong with the house."

Murtland recommends pricing a home at or slightly below its valuation to generate interest, encourage multiple offers, and get potential buyers through the door. "This may seem like a risky move," she says, "but it's often the best way to sell a home fast and for the highest amount."

🔎 Review the offers and contract closely

When you're tight on time, the highest offer might not always be the best, says Texas-based realtor JC Young. She suggests looking at a range of factors before choosing an offer:

• Option period: The amount of time a buyer has to back out without penalty — shorter is generally better.
• Earnest money: The cash deposit a buyer puts down on a house to take it off the market — a larger deposit is generally better insurance against a sunken deal.
• Contingencies: Conditions written into home purchase contracts. In some cases, buyers waive contingencies to remove red tape and make their offer stand out.
• Lender reputation: Whether they are known and vetted. When reviewing offers, agents might steer you toward lenders known for getting deals closed quickly.
• Financing: A buyer who pays cash or is already underwritten by their lender can close within three weeks after signing the purchase agreement — much faster than the 30–45 day average.

If you're selling to a cash buyer, be equally attentive to the contract. Be wary of any cash buyer who tries to pressure you into signing a contract on the spot.

"The number one thing any seller should do when working with a cash home buyer is have a professional read any contract that you are given to sign. It is well worth the investment," advises Matthew Coan, owner of Cash Savvy Home Buyers.

"After that, ask to see a numbers breakdown of how they are getting their offer price. Any honest real estate investor should have no problem doing this."

Getting a cash offer vs. listing with a realtor

Selling to a cash home buyer can save you a lot of time and help you avoid expenses like repair bills and closing costs. But that convenience could lose you thousands of dollars in profit.

While cash buyers may only offer 70% of a home's after-repair value, the current average home sale price for traditional listings is 1.4% less than the listing price.

"I always tell sellers that they'll be better off if they get an agent," advises Don Chambers, owner of Double K Property Management.

"If you get an agent and list [your home] with the MLS, you're going to expose it to many more buyers. And when you get more buyers, you'll get a higher price.

"It does take time, and a lot of times [the seller needs] to fix the house up to get top dollar. But even if they don't want to fix it, if they just get an agent, list it, and wait two or three months for several buyers to make offers, they'll get the most money."

On the flip side, "the cash offer appeal for sellers is speed, convenience, and finances," says real estate investor Mathew Pezon of Pezon Properties.

He notes that selling to an investor means: 

• No expensive realtor commission
• No expensive repairs
• No out-of-pocket expenses
• No open houses or showings
• No buyers backing out the week before the settlement
• A quick, reliable cash close on your timeline — not the buyer's

"Sellers should weigh these benefits against leaving some money on the table through an investor offer," advises Pezon.

📍The best cash buyers near you

When looking for a cash offer on a house, your best option may be local.

We researched hundreds of companies and compiled lists of the best local cash home buyers for all 50 states and Washington, DC.

Bottom line: What's the best way to sell my house fast?

There's more than one way to sell your home fast. The best strategy for you depends on your situation.

"Cash home buyers bring several enticing benefits to the table for sellers who fit the bill," says Brett Johnson, owner of New Era Home Buyers.

"They offer a speedy closing process without contingencies and, notably, they don't demand any repair work. Moreover, many reputable cash buyers refrain from charging fees or commissions and cover all closing costs, rendering the transaction remarkably smooth and cost-free for the seller.

"However, it's worth noting that in return for these conveniences, cash buyers often acquire properties below their market value. Consequently, I strongly advise sellers to take a comprehensive look at all their available options, whether it's teaming up with real estate professionals or exploring the open market, especially if their primary aim is to maximize their profit."

After comparing multiple options, you can rest assured that you’re making an informed decision, no matter which route you choose.

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