Cash Buyer vs. Real Estate Agent
Two ways to sell your Florida house. One costs more in fees. The other costs more in time. Here's how the numbers actually break down.
Short Answer
If your house is in good condition and you can wait 90+ days, listing with an agent will typically net you more money. If the house needs work, you're behind on payments, or you need to close fast, a cash sale often puts more money in your pocket after you account for repairs, commissions, holding costs, and buyer fall-through risk.
Side-by-Side Comparison
| Cash Buyer (FL Home Buyers) | Real Estate Agent | |
|---|---|---|
| Time to close | 7-14 days | 90-180 days (avg. 94 days in FL) |
| Agent commission | $0 | 5-6% of sale price |
| Seller closing costs | $0 (we pay all) | 2-3% of sale price |
| Repairs required | None (as-is) | Often $5K-$30K+ to make market-ready |
| Showings / open houses | Zero | 10-30+ strangers through your home |
| Inspection contingency | Waived | Buyer can back out after inspection |
| Financing contingency | None (cash) | Buyer's loan can fall through at closing |
| Appraisal required | No | Yes (can kill the deal if low) |
| Holding costs during sale | ~$0 (close in days) | $2,000-$5,000+/month (mortgage, taxes, insurance, utilities) |
| Certainty of close | ~99% (cash, no contingencies) | ~87% (13% of FL contracts fall through) |
| Sale price | Below market (typically 65-80% of ARV) | Full market value (if priced right) |
When Each Option Makes Sense
Sell to a Cash Buyer When...
- The house needs $10K+ in repairs you can't or won't do
- You're facing foreclosure and need to close before the auction
- The property has code violations, liens, or title issues
- You've inherited a house you don't want to manage from out of state
- You're relocating and can't carry two mortgages
- The roof is too old for insurance (very common in Florida right now)
- You value certainty and speed over maximizing price
List With an Agent When...
- Your house is in good, move-in-ready condition
- You can wait 3-6 months for the right buyer
- The roof, AC, electrical, and plumbing all pass a 4-point inspection
- You can afford holding costs (mortgage, taxes, insurance) during the listing period
- You're comfortable with showings and open houses
- You want maximum sale price and aren't under time pressure
Real Numbers: $300K Florida House Needing $25K in Repairs
Here's how the same house plays out under both scenarios. These are based on actual Florida market conditions, not theoretical averages.
Cash Sale to FL Home Buyers
Timeline: 14 days. Certainty: ~99%.
Traditional Listing With Agent
Timeline: 4-6 months. Certainty: ~87%.
The gap here is $26,700. If that extra money is worth 4-6 months of carrying costs, repair headaches, showings, and the risk of a buyer falling through, listing makes sense. If you'd rather have $210,000 in your account in two weeks with zero hassle, the cash offer wins. Both are valid choices for different situations.
Run the numbers yourself with our Net Proceeds Calculator.
The Costs Nobody Mentions
Buyer fall-through
About 13% of Florida real estate contracts don't make it to closing. The buyer's financing falls through, the appraisal comes in low, or the inspection report scares them off. When that happens, you're back to square one, but you've lost 30-60 days and the listing carries a "back on market" stigma.
Price reductions
If your house doesn't get offers in the first 21 days, your agent will recommend a price cut. In Florida's current market, overpriced homes sit for months. Every week on market costs you holding costs and signals to buyers that something's wrong.
Seller concessions
Buyers in 2026 are asking for closing cost credits, rate buydowns, and repair credits. It's not unusual for a seller to give back 2-3% of the sale price in concessions on top of the commission. That $300K list price might net $285K or less after negotiations.
Insurance-driven deal killers
Florida's insurance crisis is real. If your roof is over 15 years old, the buyer might not be able to get insurance. Without insurance, the lender won't fund the loan. Without the loan, there's no sale. Cash buyers don't need insurance to close.
Want to See Both Numbers for Your House?
Fill out the form below. We'll send you a written cash offer AND an estimate of what you'd net listing with an agent, so you can compare.