Cash Buyer vs. Realtor: Which Sale Fits Your House?
Trying to decide between a cash offer and listing with a realtor in Louisville or Southern Indiana? A listing may bring a higher gross price if the house shows well and you can wait. A direct sale to Roger skips the repairs, showings, commission, and buyer-financing contingency. Compare the written terms and the estimated seller net for each, not generic averages.
| Factor | Cash Sale to Us | Traditional Realtor Sale |
|---|---|---|
| Timeline | Proposed after title, payoff, ownership, and property review | Depends on preparation, market response, buyer terms, and closing work |
| Commissions/Fees | No company fee or agent commission charged by Mortgage Forfeiture | Broker compensation is negotiable and stated in the listing agreement |
| Closing Costs | Allocated in the written purchase contract | Allocated in the listing and purchase contracts |
| Repairs Needed | Property purchased as-is under the written contract | Seller chooses preparation; buyer may request repairs or credits |
| Showings | One or more property-review visits as agreed | Marketing and showing plan set with the listing broker |
| Certainty of Sale | Subject to written contract and closing requirements | Subject to the selected buyer and contract |
| Financing Fall-Through Risk | No buyer-financing contingency when the contract is cash | Depends on the selected buyer and contract |
When a Cash Sale Makes Sense
- Your house needs repairs you don't want to pay for or manage
- You don't want showings and open houses
- You'd rather not hire a listing broker or pay a commission
- You want a contract without a buyer-financing contingency
- The house has title, tenant, code, or condition issues that make a retail sale hard
- You want a written number to compare with what a realtor suggests
When Listing With a Realtor Might Be Better
- You have time for preparation, marketing, showings, and buyer contingencies
- The house is in good, move-in ready condition
- Broader market exposure may create competing offers
- Getting the highest gross price matters more than speed or certainty
What Reduces Your Proceeds Either Way
The mortgage payoff, liens and judgments, back taxes, prorated property taxes, and whatever settlement items the contract assigns to you come out at closing under either option. Mortgage Forfeiture charges no company fee or agent commission. A direct offer removes the buyer-financing and inspection contingencies, but not the title, lien, payoff, probate, court, lender, or signature requirements. The title company's settlement statement shows the net before you sign.
See how a direct sale works in Louisville or Jeffersonville, or read the three-step process.
Not Sure Which Option Is Right?
Get a written, no-obligation offer from Roger and compare it with what a realtor suggests. No pressure either way.