Every way to sell a house, and what each one costs you
Agent, cash buyer, iBuyer, or selling it yourself. None of them is universally right — they're tools for different situations. Here's what each one actually does to your timeline and your net.
| Cash buyer | Agent | iBuyer | Sell it yourself | |
|---|---|---|---|---|
| Sell as-is | Yes | Possible, at a discount | Condition limits apply | Yes |
| Who pays for repairs | Buyer | Usually you | Deducted from offer | You |
| Commission | None | Negotiable, typically 5–6% | Service fee instead | Buyer's agent often still paid |
| Showings | None | Yes, ongoing | Minimal | You host them |
| Typical timeline | 1–3 weeks | 2–4 months | 2–6 weeks | Highly variable |
| Who picks the date | You | The buyer's lender | Some flexibility | Negotiated |
| Risk of falling through | Low | Financing can collapse | Re-inspection can re-trade | Higher |
| Highest possible price | No | Usually yes | Rarely | Possible, with work |
How to read that table
Every row is a trade. The routes that pay most demand the most from you — money up front, time, tolerance for uncertainty. The routes that demand least pay least. There's no option that's fastest, easiest and highest.
An agent, if the house is ready
Highest gross price, and it isn't close on a move-in-ready home. Costs you commission, seller closing costs, and the mortgage payments you make while it sits. Requires a house that shows well and passes a lender's appraisal.
A cash buyer, if it isn't
Lowest gross, fastest and most certain. The buyer absorbs the repairs and the risk, which is what the discount pays for. Worth most when the house wouldn't survive an appraisal anyway.
An iBuyer, in a narrow band
Algorithmic offers on relatively standard homes in good condition. Convenient, with a service fee in place of commission, and offers are commonly revised after inspection. Older or unusual properties often fall outside their criteria.
Selling it yourself
Saves the listing-side commission if you can price it, market it, negotiate it and manage title. You'll likely still pay a buyer's agent. Realistic if you have time and some appetite for the process.
There isn't one right way to sell every house. There's a right way to sell yours, and it depends mostly on its condition and your deadline.
See what each route nets you
The calculator runs your square footage, condition, mortgage and liens through all of these and shows the outcomes side by side.
Want help working out which one fits?
Tell us about the house and we'll talk it through — including the routes that aren't us.