Listing with an agent usually brings the highest sale price, and for many homes in good condition it is the right choice. A cash sale trades some of that price for speed, certainty and no work. The fair way to compare is not offer price against list price, but what you actually walk away with after costs and time.
What listing really costs
- Agent commissions. Usually a percentage of the sale price, and negotiable.
- Seller closing costs. In Florida, these often include documentary stamp tax on the deed (70 cents per $100 of the price in most counties) and, in Southwest Florida, the owner’s title insurance policy, plus title and settlement fees.
- Repairs and preparation. Fixes to make the house sellable, plus repairs buyers ask for after the inspection.
- Holding costs. Mortgage, taxes, insurance, utilities, HOA dues and upkeep for every month the house is on the market and under contract.
- Deal risk. A buyer’s financing or insurance can fall through, sending you back to the start.
Want the full cost breakdown? See how much it costs to sell a house in Florida.
What a cash sale looks like
- No agent commission when you sell directly to us.
- No repairs, cleaning or showings.
- No lender approval, so the closing date you pick is the date that happens.
- A lower price than a fully repaired house would bring on the open market.
How to compare the two
- Estimate a realistic listing price for the house in its current condition, not after repairs you don’t plan to make.
- Subtract commission, seller closing costs, likely repair requests and a few months of holding costs.
- Compare that number with the cash offer, which you can get in writing for free.
- Weigh the difference against time, stress and certainty.
When listing usually wins
If your house is in good shape, you have time, and you don’t mind showings, listing will often net more. We will tell you that if it is true for your house.
When cash usually wins
Cash tends to make more sense when the house needs significant repairs, when it is hard to insure, when you need a specific closing date, or when you are handling an inherited home, tenants or storm damage.
Updated October 2026. General information only, not legal, tax or financial advice.
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More guides
How a Cash Offer on Your House Is Calculated
No black box. Here is what goes into a cash offer, and what you should ask any buyer to explain.
Selling an Inherited House in Florida: Probate, Homestead and Timing
A plain-language overview of what it usually takes to sell a house you inherited in Florida, and where to get help.
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