When you need to move quickly, you generally have two options for selling your home for cash: sell directly to a cash buyer or work with a realtor. The best choice depends on the state of your home, the amount of money you need to net, and how quickly you want to close.
Generally speaking, if your priority for a cash sale is the offer price, list with a realtor. If it's speed, contact a cash buyer. In either case, selling below market value may be necessary to expedite the sale.
Option 1: Sell your house for cash to a 'we buy houses' company
Selling to a company that buys houses for cash is worth considering if your top priority is selling quickly, not making the most money from the sale.
A 'we buy houses' company or local real estate investor can be a good option if you’re facing a situation like a foreclosure or the inheritance of a vacant or distressed home that you’re stuck paying property taxes on.
iBuyers and buy-before-you-sell services are best for sellers who want a convenient, fast sale for a home in good condition. They pay closer to market value for homes but have stricter purchase criteria — they also charge service fees.
We recommend using a free cash offer comparison service like Clever Offers to find a buyer who can close on your timeline while still giving you a fair price.
Companies that buy your house for cash
🏚 'We buy houses' companies
Selling to an investor or local 'we buy houses' company could be your best option when keeping your home isn't an option. For example:
- You can't afford to maintain or repair your home
- You're relocating for work and don't have time to wait for the highest price
- You've inherited an unwanted property that you can't afford the upkeep on
Cash investors can often close the sale in as little as two weeks, compared with the two to three months it can take when listing with a realtor. But you'll sacrifice on sale price, since these types of investors typically pay only 50–70% of your home's value.
Local cash buyers take houses as is — they won't ask for property repairs or improvements. By removing these expenses from the equation, you can save time and money upfront and enjoy a more streamlined transaction.
📍 Find the best companies that buy houses for cash near you
🤖 iBuyers
iBuyer companies make cash offers on good-condition homes in specific markets.
Like 'we buy houses' companies, iBuyers can move quickly. Most provide a preliminary cash offer within 24–48 hours of you submitting your property details online and can close in as little as 1–2 weeks.
However, iBuyers tend to have stricter purchase criteria and look for homes they can purchase and resell with minimal work. iBuyers mainly operate in competitive markets and typically won’t buy distressed properties, rental homes with active tenants, or older homes built before 1930–1950.
iBuyers may offer you more than a fix-and-flip investor, but still less than your home's market value. They also charge service fees of 5% or more and make further deductions for any repairs or touchups they think your home needs to get it ready for the next buyer.
They're an option for when you have a house in fairly good condition that you want to sell without having to formally put it on the market.
🏡 Buy-before-you-sell services (i.e., bridge loans)
Buy-before-you-sell services (also called bridge loan) services like Knock and Homeward allow you to move at your own convenience when buying and selling a house at the same time. They are designed specifically for sellers who need the funds from their current house to purchase a new one.
Instead of having to sell first to sell first to free up the cash for a new home, bridge loan providers offer an equity advance to cover the upfront costs of your move — such as the down payment, closing costs, and moving expenses.
Bridge loan providers also extend a guaranteed backup offer in case your old house doesn't sell in a certain amount of time. The backup offer boosts your purchasing power, since your offer on a new home is no longer contingent on your old house selling.
After you buy and move into your new house, you list your old house with the help of a realtor while the bridge loan covers the ongoing mortgage payments. Once your old house sells, you pay back the loan and any program-related fees out of the proceeds.
Buy-before-you-sell services typically charge 2–3% of your home sale price for their services. They're an option for when you want to avoid a traditional home sale, but don’t want to sell for significantly less than market value.
Option 2: Work with a realtor to sell your house for cash
If you want to sell your house quickly for cash, but don't want to give away your equity to an investor, consider working 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 while the average home sale takes 87 from list to close, there are strategies your agent can use to speed up the process.
How an agent can help a cash sale:
- Price and position your home competitively to attract interest
- Market your home specifically to investors and others willing to pay cash
- Verify funding to ensure the buyer has the cash to close
- Review and negotiate contracts to avoid potential closing delays
- Tap a network of professionals (e.g., contractors, cleaners, photographers, etc.) to help you close the sale
🧐 Case study
Nathan Clark leads a top-performing real estate team in Rhode Island. He recently helped a client 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," explained Clark. "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 on the MLS, it sold for $350,000 within 48 hours."
How much do you lose when you sell your house for cash?
The financial hit you take when selling a house for cash depends on a variety of factors:
- Your home's condition
- The desirability of your location
- Competition in your local market
- Your urgency to sell
- The type of buyer
"A flip property needing significant repairs will lower the offer percentage," says Efrain Lopez of House Love Treatment Buyers LLC. "while a rental in a highly desirable neighborhood with low vacancy rates may justify paying closer to the higher end of the range."
Depending on the specifics of the deal, investors we've surveyed could pay anywhere from 40–90% ARV for a property.
Cash offer calculator
Use our calculator to estimate the amount of money a cash home buyer might pay for your house based on factors like condition, location, and investment strategy (e.g., quick flip vs. longterm rental).
Cash Offer Range Calculator
Discover the range of cash offers you could receive from different types of investors
This might be what you'd expect from a traditional sale or recent comparable sales in your area.
Your Cash Offer Range
Don't give away your equity
If you're considering selling for cash, it's important to weigh your options to be sure you're getting fair terms. With Clever Offers, you can compare multiple offers from vetted cash buyers – with no added fees or obligation. Sell in as little as 7 days for the maximum cash price.
Get OffersWhat Affects Your Offer Range
Disclaimer: This calculator provides estimated ranges based on typical investor criteria and market conditions. Actual offers may vary significantly based on specific property details, local market dynamics, investor preferences, and current economic conditions. This tool is for informational purposes only and should not be considered professional financial advice.
How it works: Our calculator considers different investor strategies, from conservative wholesalers to competitive buy-and-hold investors, to show you the full spectrum of potential offers based on your property's characteristics.
How to sell a house for cash
1. Request offers from multiple buyers
When selling for cash, getting multiple offers is the best way to ensure you get a fair price.
You can request offers from "we buy houses" companies or iBuyer by doing a quick Google search and submitting your home’s information online or over the phone.
To ensure you’re working with a reputable investor, look for companies with:
- An established online presence (professional website and social media)
- At least 5 years in business
- Verified customer reviews on 3rd-party sites (Google, BBB, etc.)
- Easy-to-verify employees (names listed on website or found on LinkedIn)
However, you can save a lot of time by starting with an offers marketplace like Clever Offers, which helps you compare multiple cash offers from vetted investors, iBuyers, and other quick home sale alternatives — all in one place.
2. Have your home inspected
Some cash buyers can make you a ballpark offer on the spot. However, they'll need to inspect the house to finalize the offer. This involves sending a company representative or third-party inspector to your home to verify its condition.
Because some investors use the inspection as an opportunity to reduce their offer price — sometimes drastically — realtor Susie Brant of Exp Realty suggests holding off on signing a contract after that inspection has been completed.
"Hold firm that you won't sign on the dotted line with anybody until they can give you their final offer and that you're willing to wait if they need time to inspect the property," says Brant.
You should also specify the time frame during which the investor has to complete their inspection (e.g.., 5 days) and clarify what happens to the investors' earnest money deposit if they back out after that window.
3. Review final offers and sign a contract
After the inspection, you’ll get an adjusted offer that reflects the amount of work the home needs. When you're tight on time, the highest offer might not always be the best, says JC Young, a realtor based in North Texas. 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.
Take your time to review the contracts, and be wary of any cash buyer who tries to pressure you into signing 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."
4. Complete due diligence
With a contract in hand, a cash buyer will have their attorney or title company open an escrow account and verify that the title is clean. The title company will typically:
- Hold the earnest money in escrow
- Run a title search
- Prepare all closing documents
- Handle the verification and transfer of funds
- Schedule the closing appointment
- Prepare settlement statement
- File the deed transfer with the county
In some cases, like if there's a lien on the house, the investor will help you sort through the steps of getting the lien cleared.
5. Close the sale and get paid
Since cash buyers generally don’t require mortgage financing, closing can happen much faster than with a traditional real estate transaction. You could close in as little as 7–14 days, compared to the typical 35 days it takes when lender approval is required. Payment typically comes within a few days, occasionally even the same day as closing.
Reasons to sell your house for cash
✅ You owe more than your home is worth
If your home is worth $300,000 but you owe $325,000 on the mortgage, then you're underwater — or "short" — on your mortgage by $25,000. Cash buyers may be able to offer creative financing options that help you minimize your losses when selling a house worth less than you owe.
✅ You're at risk of foreclosure
Facing the possibility of foreclosure can be incredibly stressful and overwhelming. Selling your house quickly for cash can help you avoid foreclosure and prevent further financial hardship, such as ruined credit score or lost savings.
✅ Your home needs structural repairs and updates
Significant repairs to the roof, HVAC, or plumbing can drain your finances, but they can also cause problems with selling through traditional channels. They might deter potential buyers or disqualify them from financing.
Cash buyers don’t rely on mortgage financing, so the sale is less likely to fall through, giving you a quick and efficient path to close the deal.
✅ You're relocating for work and need to sell now
If you don't have the luxury of waiting to sell your home through traditional channels, selling to a cash buyer could save you the hassle of finding a realtor and prepping your property for sale. It also puts cash into your hands quickly so you can cover moving expenses or bulk up your savings before the big move.
✅ You've inherited an unwanted property
Selling to cash buyers offers a simple solution to paying additional property taxes, insurance, utilities, and other ongoing costs of holding a property. Plus, you won't have to spend your own money on repairs before selling.
If the property is in good condition, working with an iBuyer instead might get you more money. However, you could avoid capital gains taxes if you sell below market value.
📜 Before selling an inherited property, make sure you run the sale by an estate attorney!
Selling to a cash buyer vs. seeking cash offers with a realtor
| Selling to a company for cash | Working with a top agent |
|---|---|
| ✅ Faster offers. Cash buyers can make an offer nearly on the spot and close within 1–2 weeks. | ✅ Higher sale price. Listing with an agent on the MLS gives you the best chance of getting multiple competing offers, increasing the chance that you sell for more. |
| ✅ Greater certainty. Cash buyers are usually willing to waive contingencies for inspections, financing, and appraisals — meaning there's less chance of the deal falling through. | ✅ Someone in your corner. When you work with an agent, you'll have someone to represent you during negotiations and review contracts on your behalf. |
| ✅ Lower upfront costs. Traditional listings usually require you to get your house market-ready, but cash buyers purchase homes in any condition and typically cover closing costs. | ✅ Better marketing tools. A top agent will know how to price and market your home to sell quickly. They can also spread the word to their local networks of investors and buyer's agents. |
| ❌ Lower sale price. Typical cash offers are 60–80% of a home's potential resale value. While iBuyers pay slightly more, they also charge service and repair fees. | ❌ Less certainty. While listing on the MLS exposes you to more buyers, a speedy offer isn't guaranteed — especially if your home isn't priced to appeal to investors. |
| ❌ No representation. You're responsible for vetting buyers, reviewing contracts, and ensuring a buyer follows through on their offer. | ❌ Realtor commissions. Sellers typically pay 5–6% in realtor fees, split between their listing agent and the buyer's agent. |
| ❌ Less room to negotiate. Most cash offers are take it or leave it, so your only leverage may be to get competing offers from other buyers. | ❌ Higher upfront costs. If more money is your goal, you may need to put money into cleaning, decluttering, and minor improvements to attract a workable offer. |
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 cost you thousands of dollars in profit.
The current average home sale price for traditional listings is 99.5% of the average listing price. However, cash buyers may only offer 70% of a home's potential market value.
"I always tell sellers that they'll be better off if they get an agent," advises Don Chambers, real estate investor and 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.
By contrast, "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.
