What would you actually keep?
Compare listing with an agent, an iBuyer and a local cash buyer after every cost: commission, fees, repairs, transfer tax, holding costs and your mortgage. Then enter real offers to see which one really pays most. No sign-up, and nothing you type leaves your browser.
Most money in your pocket
List with an agent: $316,775
Listing nets about $79,093 more than the cash estimate, and takes about 62 more days: roughly $1,276 per extra day, assuming the sale goes smoothly and you can spend $5,250 on prep first.
Where the money goes
- List with an agentYou keep $316,775 of $350,000 · 76 days
- Sell to an iBuyerYou keep $305,073 of $332,500 · 21 days
- Sell to a local cash buyerYou keep $237,682 of $238,000 · 14 days
You keepCosts
List with an agent
About 76 days to cash
- Sale price
- $350,000
- Agent commission5.5% of the price, negotiable
- −$19,250
- Closing costs1%: title, escrow, fees
- −$3,500
- Repairs and prep before listingPaid before the first showing
- −$5,250
- Buyer concessions1% in credits after inspection
- −$3,500
- Holding costs$690/mo for 76 days
- −$1,725
- Net from sale
- $316,775
Needs about $5,250 up front, before any offer.
Assumes the sale closes at full value on the first try.
Sell to an iBuyer
About 21 days to cash
- Sale price
- $332,500
- Service fee5% of the offer
- −$16,625
- Closing costs1%
- −$3,325
- Repair credit after inspection2% for this condition
- −$7,000
- Holding costs21 days
- −$477
- Net from sale
- $305,073
Sell to a local cash buyer
About 14 days to cash
- Sale price
- $238,000
- Holding costs14 days
- −$318
- Net from sale
- $237,682
Estimated with the investor "70% rule": 70% of value minus about $7,000 of repairs. Real offers vary widely.
Have real offers? Compare them here
Headline offers hide fees. Enter each one with its fees to see what you'd actually keep. Ask every buyer for the fee, any repair credit, and who pays closing costs, in writing.
Before you accept: check the earnest money, whether they'll assign the contract, and how the price can change after inspection.
Estimates only, not financial advice. Real costs depend on your contract, local taxes and the buyer. Copy this page's address to save or share your numbers. Nothing you enter is sent anywhere: the math runs in your browser.
How the estimates work
- Listing: commission (buyer's-agent commissions averaged 2.42% in Q3 2025 per Redfin; the listing agent's fee is separate and negotiable), about 1% closing costs, your state's transfer tax, prep and repairs before listing, 1% in buyer concessions, and holding costs for about two months: the national median of 31 days on market plus time for the buyer's loan to close.
- iBuyer: an offer of about 95% of value for homes in good condition (our assumption: iBuyers price from recent sales, usually a little under what a listed home fetches), minus a service fee (Offerpad publishes 5%; Opendoor's 10-K described 5%), about 1% closing costs, and a repair credit after inspection. In 2022 the FTC said most sellers who sold to Opendoor netted less than a traditional sale would have.
- Local cash buyer: the investor “70% rule”: about 70% of the home's good-condition value, minus repairs. Many cash buyers say they pay closing costs; you can turn that off.
- Price cuts: cash and iBuyer offers can drop after inspection. The slider shows what a cut would cost you. See the reduction call.
Next steps
- Compare rated buyers: the best cash home buyers, or pick your city from the city list.
- Read how to sell as-is for cash without getting lowballed.
- Check any buyer against the legitimacy checklist before you sign.
CashBuyerRated doesn't buy houses or sell leads. This calculator doesn't ask for your address or phone number, and never will.
Common questions
How much does it cost to sell a house?
Listing with an agent usually costs the commission, closing costs, any state or local transfer tax, repairs and prep, buyer concessions, and the mortgage interest, taxes and utilities you keep paying until it closes. Together these are often a large share of the price. Use the calculator with your own numbers.
Is a cash offer better than listing?
A cash offer is usually lower but faster and more certain, with no showings or repairs. Listing usually nets more if the home is in good shape and you can wait and pay for prep. The calculator shows the dollar gap and what it works out to per extra day of waiting.
How do I compare cash offers?
Compare what you'd keep, not the headline number. Subtract any service fee, repair credit, closing costs the buyer won't pay, and your mortgage payoff. Add each real offer in the calculator to see them side by side, and check whether the price can change after inspection.
How much will a cash buyer offer for my house?
Many investors work backward from the after-repair value: a common rule of thumb is no more than 70% of it, minus repairs. iBuyers price closer to market for homes in good condition but charge a service fee. Real offers vary, so get several.
Sources for the defaults
- Offerpad: direct cash sale fees (5% service fee plus about 1% closing costs)
- Opendoor 2024 Form 10-K (5% service fee)
- National Association of REALTORS®: existing-home sales, August 2026 (median 31 days on market)
- National Association of REALTORS®: what the settlement means for sellers (commissions are negotiable)
- Lima One Capital: the investor 70% rule
- Federal Trade Commission: Opendoor settlement (sellers netted less than traditional sales)
- Redfin: agent commissions, Q3 2025
- State transfer taxes: each state's revenue department or statute, checked 2026-09-28.
Repair and prep percentages by condition are our assumptions; change them to your own quotes.