Start With the Right Number
When an agent says your house could sell for $200,000, that's usually the price for a house that's repaired, cleaned, staged and shown for weeks. To compare it fairly with a cash offer on the house as it is today, subtract everything it takes to get there and to close.
The Costs of a Traditional Sale
Repairs and updates
Buyers using FHA, VA or conventional loans need houses that pass inspection and appraisal. Roofs, HVAC, electrical, plumbing and water damage are the usual budget-breakers. Paint, flooring and cleanup add up fast too.
Commission
Listing commissions are negotiable. Since the 2024 changes to how buyer-agent pay works, total commissions typically land around 5–6% of the price, depending on what you agree to.
Closing costs and concessions
Georgia is an attorney-closing state. Sellers typically pay part of the attorney or closing fees and the state transfer tax ($1 per $1,000 of the sale price). Buyers often ask for help with their closing costs or for repair credits after inspection.
Holding costs
Every month the house is on the market, you're still paying the mortgage, property taxes, insurance, utilities and lawn care. On a vacant or inherited house, add the risk of vandalism or weather damage.
Risk
Financed sales can fall through over a loan denial, a low appraisal or an inspection dispute. Then you start over, and the holding costs keep running.
Worked Example
An illustrative Augusta house with a $200,000 after-repair value that needs about $15,000 of work:
| Listing | Cash sale | |
|---|---|---|
| Sale price | $200,000 | $158,000 (example offer) |
| Repairs before sale | −$15,000 | $0 |
| Commission (5.5%) | −$11,000 | $0 |
| Closing costs and concessions | −$4,000 | $0 (buyer pays) |
| Holding costs | −$6,400 (4 months) | −$800 (2 weeks) |
| Approximate net before payoff | $163,600 | $157,200 |
In this example the traditional sale nets about $6,400 more, but it takes months longer and carries the risk of the deal falling apart. For some sellers that's worth it. For others, especially with an inherited house, a foreclosure deadline, or a house that needs more than $15,000 of work, the cash sale comes out ahead.
When Listing Is the Better Choice
- The house is in good condition and needs little work.
- You have time and can cover the payments while it sells.
- You're comfortable with showings and negotiating repairs.
When a Cash Sale Makes More Sense
- The house needs significant repairs, or won't qualify for a buyer's loan.
- You're facing a deadline: foreclosure, a tax sale, a move or a divorce.
- It's an inherited house full of belongings you don't want to sort through.
- There are tenants in place.
- You want certainty: a fixed price and a fixed date.
Get Both Numbers
We'll give you a no-obligation cash offer and show you how we got it, so you can put it next to what a listing would realistically net. See our side-by-side comparison, or request your offer: