Honest Comparison
Honest comparison of selling FSBO versus selling to a cash buyer. Real numbers, timelines, and trade-offs.
FSBO means you sell yourself - handle marketing, showings, negotiations, and paperwork. A cash buyer purchases directly with cash - no financing, no contingencies, no agent on either side. FSBO maximizes price but requires significant time and effort. Cash buyers maximize speed and convenience at a lower price point.
Timeline: FSBO 90-180 days vs Cash 7-14 days. Sale Price: FSBO 90-100% market vs Cash 70-85% ARV. Costs: FSBO has MLS fees + possible buyer agent commission (2.5-3%) + closing costs. Cash sales: $0 costs to seller. Effort: FSBO 20-40+ hours. Cash: one form submission. Certainty: FSBO 85% close rate. Cash: 95%+ close rate. Condition: FSBO needs move-in ready. Cash buys any condition.
FSBO is better when: property is in excellent condition, you have 3-6+ months, you have real estate experience, your market has strong buyer demand, and you want maximum price above all else. FSBO works best for standard single-family homes in desirable neighborhoods.
Cash is better when: you need to sell in under 30 days, the property needs repairs, you want zero hassle, the property has complications (liens, tenants, code violations, probate), you are selling non-residential property, or you value certainty over maximum price.
Example: $300K Florida home needing $20K repairs. FSBO: $290K sale minus $8.7K buyer agent minus $5.8K closing minus $20K repairs minus $8K carrying costs = $247,500 net after 120+ days. Cash: $235K offer minus $0 costs = $235,000 net after 10 days. Difference: $12,500 (5%) but you get paid 110 days sooner and invest zero effort.
Yes. Whether you list it yourself or sell to a cash buyer, a Florida residential sale contract must include the radon notice (section 404.056(5), Florida Statutes) and the property tax disclosure (section 689.261, Florida Statutes), homes built before 1978 need the federal lead-based paint disclosure rule, and Florida case law requires disclosure of known material defects that are not readily observable.
Compare net proceeds, not headline price. For a FSBO sale, subtract buyer-agent compensation if you offer it, documentary stamp tax at 70 cents per $100 under section 201.02, Florida Statutes, title costs, any repairs a buyer negotiates, and carrying costs such as mortgage, taxes and insurance for each month the house sits. Then compare that figure with the written cash offer's net to you.
General information about Florida law, not legal or tax advice. Confirm your situation with a Florida attorney or tax professional.
Absolutely. Many sellers start FSBO and switch to a cash buyer after 60-90 days.
Cash offers are lower than retail but after FSBO costs (buyer agent, closing, repairs, carrying), net difference is typically 5-10%.
Yes. Cash sales are 30-35% of all transactions nationally per ATTOM Data.