Cash Offer vs. Listing
Cash Offer vs. Listing
Selling for cash isn't automatically the right move for every seller, and we'll tell you that on the phone. Here's an honest look at the actual tradeoff.
Side by Side
Why Sell to House Junkies Instead of a Market Listing
Listing will get you top dollar with the right timing and a house that is market ready. For homes that need work, here is how the options actually stack up.
Selling to House Junkies
Timeline to Close: You Choose
Most deals close in 14 days, as fast as 7 if you need to, or later if you need time to move.
Repairs Required: None
Sold as-is. No repairs, no cleaning, no property clean-out.
Showings: None
One walkthrough with us. No open houses, no strangers walking through on weekends.
Agent Commission: None
You are selling directly to us, so there is no commission coming out of your sale.
Closing Costs: Covered by House Junkies
Escrow, title, and closing costs are on us, so there are no surprises at the closing table.
Financing Risk: None
We buy with our own capital, so there is no buyer's loan that can fall through.
Certainty of Sale: Firm Offer Once Accepted
Our repair numbers come from our own crew, so there is nothing left to renegotiate after you sign.
Listing With an Agent
Timeline: Typically 60 to 90+ Days
That clock starts after an accepted offer, and repair time before listing comes on top of it.
Repairs: Often Required
Repairs are often required by the buyer's lender or negotiated after the inspection.
Showings: Multiple, Ongoing
Showings and open houses keep going on an ongoing basis until the house sells.
Agent Commission: Typically 5-6%
Usually 5-6% of the sale price, split between the agents, plus marketing and other costs.
Closing Costs: Typically Paid by the Seller
Title, escrow, transfer tax, and any repair credits come out of your proceeds.
Financing Risk: Real
If the buyer's loan falls through, the process restarts and you are back on the market.
Certainty of Sale: Not Until Closing
Deals can fall out of escrow over inspection, appraisal, or financing issues.
Real Numbers
A Worked Example
Say a house would sell for $320,000 fully repaired and listed on the open market. Here's roughly how the two paths compare, using typical Central Valley numbers:
Listing With an Agent
- Repaired Sale Price
- $320,000
- Agent Commission (5-6%)
- -$17,600
- Seller-Paid Closing Costs
- -$3,200
- Repairs to Get It Market-Ready
- -$15,000 to $30,000+
- Time to Close
- 60 to 90+ Days, Plus Repair Time
Selling to House Junkies
- Repairs
- Accounted for in the Offer Upfront
- Closing Costs
- $0, We Cover Them
- Commission
- $0
- Repairs You Pay For
- $0, Sold As-Is
- Time to Close
- 14 Days, as Fast as 7, You Choose
The exact numbers depend on your specific property. See how we calculate your offer for the real formula, or call (559) 368-8956 and we'll run the numbers on your house specifically.
The Honest Answer
When Listing Might Net You More
If your house is in good condition, you're not on a tight timeline, and you can afford to wait through showings and a financed buyer's process, listing on the open market can net a higher final price. Because House Junkies is part of Ulloa Investment Group, which also owns Legacy Real Estate, we can tell you honestly which path fits your situation, even if that means listing instead of selling to us directly.
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What People Say About House Junkies
“Had a great experience working with House Junkies Inc. Dominic Mclleland helped me purchase a distressed property and made the whole process way easier than I expected. He was easy to work…”
J N
★★★★★