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 best options for selling your house fast.
If you're on the fence about which route to take, we recommend starting with Clever Offers. With Clever, you can compare Instant Cash Offers worth up to 100% of your home's value. Or, choose a 7-day MLS listing targeting a wider pool of cash buyers. Answer a few quick questions about your home sale, and sell on your timeline for the highest possible price — no added fees or obligation to move forward.
At a glance: 5 great options to sell your house fast
Sell your house fast to a cash investor
| How quickly can you get an offer? | 24 hours |
| Average closing time | 1–3 weeks, often flexible |
| % of market value paid | 50–85% |
| Fees | None |
| Who it's best for | Homeowners with hard-to-sell properties who need immediate cash |
| The catch | You'll be offered significantly less than market value |
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) — it's 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 discount, investors usually pay in cash, cover all closing costs, and waive the right to inspections, appraisals, and repairs. This allows them to close the deal in as little as 7 days.
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.
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Clever Offers provides a hassle-free way to compare competitive cash offers. When you want the speed and ease of an all-cash sale, this 5-star rated company can bring you multiple competing offers from a variety of sources — including iBuyers, small and large-scale investors, and even your local MLS. You can compare offers side-by-side with no added fees or obligation to move forward.
Pros
- One source for multiple competing offers
- Buyers are screened for experience and proven success at closing deals
- Dedicated support to ensure a smooth closing and find you other offers if needed
Cons
- Cash offer options may be limited in some areas
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We Buy Ugly Houses (also known as HomeVestors) is a good option for hard-to-sell homes. The company makes near-instant offers and it buys homes as-is, so you can walk away with zero hassle. However, with more than 1,000 offices nationwide, service quality can vary by location.
Pros
- You can typically get an offer in 24–48 hours
- Closing can happen in as little as three weeks
- Company is known for purchasing homes in any condition
Cons
- Pays significantly less than what you could net on the open market
- Service quality varies between franchises
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Established in 1997, We Buy Houses is a solid choice if you want to sell fast to a reliable brand. You don’t need to worry about repairs — or even getting caught up on mortgage payments — and you can close extremely quickly, sometimes in just a week. However, expect to get less than market value for your house.
Pros
- Get an offer in 24–48 hours and close in as little as 7 days.
- Will buy homes in any condition, even if you're behind on payments
- They'll accommodate your moving timeline and pay closing costs
Cons
- Offers and service quality can vary between local franchises
- Company pays less than fair market value
- Little room for negotiation after the initial offer
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If you're not sure where to start, HomeLight Simple Sale helps you explore two options: Getting cash offers or listing with an agent in their network. However, reviews indicate that offers are scarce in some areas and most sellers end up being matched with an agent.
Pros
- Compare investors' offers to the sale price you'd get with an agent
- Investors are vetted by HomeLight team before joining their network
- No extra fees for using HomeLight's service to find offers
Cons
- Not all sellers are successfully matched with investors
- Final offers may be lower than HomeLight’s initial online estimate
- You may get calls from HomeLight agents trying to earn your business
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MarketPro Homebuyers makes our list for its pricing transparency and customer service. Customers repeatedly praise its fair offers and willingness to accommodate their unique circumstances. The company offers extended close dates, mobile notaries for closing paperwork, and the ability to leave behind unwanted belongings.
Pros
- Get an offer in 24–48 hours and choose your own closing date
- Multiple customer reviews mention fair, transparent offers
- Company offers packing and moving assistance
Cons
- Pays less than what you could get on the open market
- Homeowners not interested in selling say it's difficult to get off their mailing list
Sell your house fast to an iBuyer
| How quickly can you get an offer? | 24–48 hours |
| Average closing time | As little as 7 days, flexible |
| % of market value paid | 90–99%* |
| Fees | 5–13% |
| Who it's best for | Homeowners who'd rather avoid the home selling process and have a fairly typical home in a major metro market |
| The catch | Strict purchase criteria; only available in certain markets |
*Based on the average purchase price and resale price of 200+ homes bought and sold by iBuyer Opendoor between December 2022 and September 2024. Source: Bright MLS and public property records
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 of about 5%, plus deductions for repair costs identified during the company's home inspection, which could result in you walking away with 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. They're also only available in about 50 markets nationwide.
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With Homeward, you get the advantages of a cash offer, plus the additional upside of selling on the open market. Homeward can also help you buy before you sell or buy a new home with a competitive cash offer. But you’ll have to pay a program fee of up to 6.5% on top of the usual home-selling costs.
Pros
- Get a cash offer worth 89% of your home value, then list for additional proceeds
- Or, make a cash-backed offer on a new house before you sell
- In-house mortgage and title solutions that reduce program fees
- Bring your own real estate agent
Cons
- Program fees added to your realtor commissions and closing costs
- Stricter purchase criteria than a typical cash buyer
- Some customers express confusion over fees
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Opendoor pays much closer to market value than traditional house flippers while still offering the benefit of fast closings and no repairs. For that convenience, you’ll need to contend with stricter purchase criteria, repair deductions, and a service fee of 5%.
Pros
- Pays closer to market value than traditional home flippers
- No need to make repairs or prep your home for sale
- Choose your closing date and change it if needed
Cons
- Final offers can be significantly lower than the initial estimates
- Stricter purchase criteria than traditional home flippers
- Repair deductions and 5% service fee can eat into profits
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Offerpad pays more for homes than traditional house-flippers and also offers great perks, including free local moves and flexible closing windows of 8–90 days. However, customers claim it charges high fees for repairs uncovered during the home inspection.
Pros
- You can close in just eight days (15 in FL and GA)
- You can stay in your home for three extra days past your closing date at no charge.
- Sellers get free local moves and a 3-day free extended stay after closing
Cons
- Strict purchase criteria compared to traditional house flippers
- Repair deductions can greatly reduce your final offer
- 1% cancellation fee for backing out after accepting the final offer
Sell on your timeline with a buy-before-you-sell program
Buy-before-you-sell programs like Knock's Bridge Loan and Orchard's Move First 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 alongside the typical realtor commissions. 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.
Top buy-before-you-sell programs
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Knock's bridge loan offers a convenient way to buy a new house without having to sell your old one first. But you'll have to pay a minimum of 2.25% in service fees on top of the usual home-selling costs.
Pros
- Put an offer on a new home without it depending on your old one selling
- Use Knock's bridge loan to cover your down payment, moving expenses, and home prep
- Choose your own listing agent to sell and mortgage lended to buy
Cons
- Service and loan fees add 2.25%, plus $1,850, to your home selling costs
- Backup cash offer will be ~20% less than your home’s market value
- May have up to 6 months of ongoing mortgage costs while your house sells
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With Homeward, you get the advantages of a cash offer, plus the additional upside of selling on the open market. Homeward can also help you buy before you sell or buy a new home with a competitive cash offer. But you’ll have to pay a program fee of up to 6.5% on top of the usual home-selling costs.
Pros
- Get a cash offer worth 89% of your home value, then list for additional proceeds
- Or, make a cash-backed offer on a new house before you sell
- In-house mortgage and title solutions that reduce program fees
- Bring your own real estate agent
Cons
- Program fees added to your realtor commissions and closing costs
- Stricter purchase criteria than a typical cash buyer
- Some customers express confusion over fees
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Orchard is a decent option if you want to try selling on the open market, but you like the certainty of having a backup cash offer. Its buy-and-sell program lends you the equity from your current home to make an offer on a new one — meaning you don't have to wait for your house to sell to free up the cash for a down payment. The company then helps you list your home on the market and gives you a guaranteed cash offer to fall back on. The downside? Orchard fees start at ~8% of the sale price.
Pros
- List on the open market, have a cash offer to fall back on
- Make a more secure, competitive offer when buying
- Avoid paying overlapping mortgages out of pocket
Cons
- Service fees are ~8% of your home sale price
- Orchard’s backup offer is less than market value
Sell your house fast with a top local realtor
| How quickly can you get an offer? | Varies by market and time of year |
| Average closing time | 30–45 days (can be faster depending on buyer financing) |
| % of market value paid | 100%+ |
| Fees | 5–6% commission, split between listing and buyer's agents |
| Who it's best for | Homeowners who want guidance and support through the selling process |
| The catch | A lot hinges on market conditions, so there's no guarantee of selling on your exact timeline |
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."
Top low commission realtors
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Clever Real Estate delivers the best combination of savings and service of any competitor that we’ve reviewed. Its agents are held to high standards and provide full service and support for just a 1.5% listing fee, saving you thousands when you sell your home. In states where it's permitted, buyers can also get cash back at closing. Clever has more agents (19,000+) in more markets than most other low-commission options, plus the highest customer rating among brands we evaluated. Unlike some of its competitors, Clever also allows you to choose your own agent. It matches you up with multiple agents, and you can choose the one that best fits your needs.
Read the full Clever Real Estate review.
Pros
- Low 1.5% listing fee for sellers — about half the typical rate
- Up to $500 cash back for buyers
- Agents have strong sales records and great customer reviews
- Compare agent service packages and credentials before making a decision
Cons
- Fewer agent options in certain rural areas
- Add-ons like professional home staging may cost extra
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Ideal Agent can connect you with a full-service realtor at a discounted listing fee of 2%. The company has high standards for the agents it recommends, claiming to work with only the top 1% based on sales volume in each agent's market. While the savings aren't as significant as some low commission alternatives, customers are generally happy with the outcome from their home sale. Not that buyers won't qualify for any saving with Ideal Agent, and the company's small network size means your agent selection will be limited.
Read our full Ideal Agent review.
Pros
- Matched with a vetted, full-service realtor
- 2% listing fee is slightly below industry average
Cons
- Don't get to choose who you're matched with
- Other brands offer better savings
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Redfin is an established discount brokerage that offers impressive savings — especially if you buy and sell with a Redfin agent. While the company's standard listing fee varies from 1.5–2%, it's reduced by an additional 0.5% if you also purchase a home within a year. However, Redfin may not be the best fit for those seeking personalized, high-touch service, as some customers have noted that Redfin agents are often less involved than traditional agents.
Pros
- 1.5–2% listing fee, and up to 0.25% cash back for buyers
- Convenient home search site with high marketing visibility for sellers
- Significant savings if you buy and sell with Redfin
Cons
- Agents handle more transaction volume and may be less hands-on
- Reviews on 3rd-party sites are lower than many competitors'
- High minimum fees in some markets
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UpNest is a legitimate agent matching service, and it can be a good way to compare real estate agents in your area. But there’s no guarantee you’ll save on real estate commissions because UpNest doesn’t negotiate a lower fee with their agents.
Pros
- Fast, easy way to compare local agents
- Agents offer full service and support
- Many customers report a positive experience with their agent
Cons
- No guaranteed savings for buyers or sellers
- Lax vetting standards compared to some competitors
- A small percentage of complaints mention a lack of professionalism and communication
Tips to sell your house fast
Be upfront about the condition of your home
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 Seini. "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 to for a home seller to receive an offer in the United States is 50 days. 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."
| ⭐ Home sellers who list with the top-rated agent finding service, Clever Real Estate, get their first qualified offer in an average of just 24.1 days — 33 days faster than the national average. Match with top-rated agents who offer a discounted listing fee of just 1.5%. |
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."
Selling to a cash buyer vs. listing with a realtor
| Selling to a company for cash | Listing 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 list 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 50–85% 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. You'll pay 4–6% in realtor commission. |
| ❌ 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 lose you thousands of dollars in profit.
While cash buyers may only offer 70% of fair market value, the current average home sale price for traditional listings is 5.3%% greater than than the average 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.
How does selling to a company for cash work?
Usually, you can request an offer from a "we buy houses" company or iBuyer by doing a quick Google search and submitting your home’s information online or over the phone.
From there, the process typically looks like this:
- Receive a preliminary offer. In some cases, a cash buyer can make an offer in 24–48 hours.
- Have your home inspected. The buyer will send a third-party inspector or company representative to your house to verify its condition.
- Get a firm offer. After the inspection, you’ll get an adjusted offer that reflects the amount of work the home needs. When selling to an investor, you should request an earnest money deposit, which provides you with compensation if the buyer backs out of the deal.
- Review and sign the contract. Offers from cash buyers are usually non-negotiable. Your agent (or their attorney) can make sure the contract is fair and contains no surprises.
- Close the deal. The cash buyer will open an escrow account and verify that the title is clean. In some cases, like if there's a lien on the property, the investors will help you sort through the steps of getting the lien cleared.
- Receive payment. Payment typically comes within a few weeks, occasionally even the same day.
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 Cash For House Pro.
"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.
Compare cash offers with Clever
Cash home buyers typically don’t allow much room for price negotiation — that’s why getting multiple offers from different companies is in your best interest.
Clever Offers helps you find and compare offers from leading cash buyers in your area — all with a proven track record of ethical dealings with home sellers.
Because Clever's network includes local/national investors, iBuyers, and agents with experience selling homes as is, you get a range of offers to choose from.
The 5-star rated company gets top marks for helping you make an informed decision without pressuring you to move forward. Start here to compare offers.
FAQs
How can I make my house sell faster?
If speed is your top priority, selling to a company that buys houses for cash (such as a we buy houses company) will get you a near-instant offer though typically only 5085% of fair market value and you can close in about a week.
If you don't want to sacrifice a lot of equity, a top realtor who knows your local market and has experience with fast sales is your best bet for getting fair market value quickly!
How much do you lose selling a house as is?
How much you lose selling your house as is depends on factors like your home's condition, the local housing market, and your buyer. Cash home buyers like We Buy Ugly Houses tend to pay only 70% of a home's market value. Private investors and iBuyers may offer more. And you may be able to drive up the sale price further by attracting multiple competing offers.
When's the best time to sell a house fast?
Homes sold in spring tend to get offers faster than homes put on the market at other times of the year. However, local market conditions impact how quickly houses sell. If theres excess inventory in your market that is, if available homes outnumber buyers your sale might take longer. Learn how realtors price and market homes to sell fast at any time of year.
How do I sell my house in 30 days?
To sell your house in 30 days, focus on small repairs and projects that will boost curb appeal (deep cleaning, fresh coat of paint, opening windows for as much light as possible). Then list your home with an experienced agent who can price it competitively and drum up buyer interest.
Related reading
Companies That Buy Houses for Cash: "We buy houses" companies and iBuyers both promise the convenience of a guaranteed, all-cash sale. Learn the pros, cons, and TRUE costs of selling to each!
Are "We Buy Houses" Companies a Ripoff? Companies that advertise "we buy houses" promise an all-cash offer and fast closing. But is the promise of fast cash too good to be true?
Top 3 iBuyer Companies to Know: We vetted the top three leading iBuyer companies to help home sellers choose the best fit.
The Best Discount Real Estate Brokers for Every Budget: Using a discount real estate broker is a great way to save money when you sell. But you have to make sure you’re not sacrificing quality and service. Read this guide to learn which companies offer great rates AND stellar service.
How to Sell Your House in 12 Simple Steps: Read this home selling guide, broken into 12 clear steps, to learn more about the home sale process and prepare for your big sale.