Selling Strategy
Pros, cons, and when each option makes sense. A side-by-side comparison to help you decide.
Real estate investors (including companies like OneCashOffer) buy properties as a business. Their motivations, process, and offer structure differ fundamentally from a homebuyer who plans to live in the property.
Speed. Investors can close in 7-14 days because they use cash and do not need mortgage approval, appraisals, or lender requirements. A traditional sale takes 30-60 days minimum, often longer.
Certainty. Cash offers from investors do not fall through due to financing denial, low appraisals, or buyer cold feet. According to the National Association of Realtors, approximately 15% of traditional sales fall through before closing. When an investor makes an offer with proof of funds, the closing is virtually guaranteed.
As-is purchase. Investors buy in any condition. No repairs, no cleaning, no staging, no carpet replacement, no fresh paint. The house can have a leaking roof, outdated kitchen, mold, foundation issues, or any other problem. The investor prices these repairs into their offer.
No commissions. When you sell directly to an investor, there are no real estate agent commissions - saving 5-6% of the sale price. On a $400,000 home, that is $20,000-$24,000 in savings.
Flexible terms. Investors can work around your schedule - close fast if you need to move immediately, or allow a rent-back period if you need time to find your next home. Some investors offer leaseback arrangements of 30-90 days.
No showings. No strangers walking through your home, no keeping the house spotless for last-minute showings, no open houses, no weekend disruptions.
Listing on the MLS and selling to a traditional homebuyer has one significant advantage: the potential for a higher sale price.
Market competition. When your home is listed on the MLS, thousands of buyers and agents see it. Multiple interested buyers can bid against each other, potentially driving the price above your asking price. This competition does not exist in a direct investor sale.
Retail pricing. Homebuyers pay retail prices because they are buying a home to live in. They factor in emotional value - the neighborhood they want, the school zone, the kitchen they fell in love with. Investors factor in only numbers - purchase price, repair costs, carrying costs, and eventual sale price or rental income.
Financing leverage. A buyer using a mortgage has leverage that a cash buyer does not - they can afford a higher total purchase price because they are only putting 5-20% down. This means more buyers can compete for your home, potentially pushing the price higher.
Typical price difference: In most Florida markets, investor offers run 10-18% below full retail market value. This gap accounts for the investor's repair budget, holding costs, profit margin, and risk. However, when you subtract agent commissions (5-6%), seller closing costs (1-2%), repair costs to make the home "show ready" (1-3%), and carrying costs during the marketing period, the net proceeds gap narrows significantly.
Here is how the two options compare on the factors that matter most to sellers:
An investor sale is typically the better option when:
A traditional MLS listing is typically better when:
The smartest sellers often use both options. Here is how:
There is no wrong answer - only the answer that best fits your specific situation, timeline, and priorities.
Yes, typically 10-18% below retail market value. However, when you subtract agent commissions (5-6%), repair costs, and carrying costs from an MLS sale, the net proceeds difference narrows to 2-8% in most cases.
Most are, but do your due diligence. Verify proof of funds before signing a contract. Check the company's reviews, Better Business Bureau rating, and ask for references. Legitimate buyers do not charge fees to sellers and do not require upfront payments.
Yes, and you should. Getting 2-3 cash offers gives you negotiating leverage and ensures you are getting a competitive price. Compare net proceeds (after all costs) rather than just the offer amount.