The short version
- Listing usually gets a higher price. A cash sale usually has fewer costs, no repairs and a firm closing date. What matters is your net.
- If your house is updated and you have time, listing often nets more, and we'll tell you so.
- If it needs work, is occupied, inherited, or you're up against a deadline, a cash sale often comes out closer than people think.
Henry Owens is a licensed real estate agent in Missouri and a cash buyer. We don't list houses, so we have no reason to talk you out of listing. Here's how the two really compare.
Side by side
| List with an agent | Sell to a local cash buyer | |
|---|---|---|
| Price | Usually higher | Usually lower, because the buyer takes on the repairs and the risk |
| Commission | Negotiable. Recent national surveys put the total at roughly 5.5% of the price | None |
| Repairs and clean-out | Usually needed to get top price | None. Sell as-is |
| Inspections and appraisal | Buyer's inspection, lender's appraisal, and in many cities a municipal occupancy inspection | No inspections or appraisals from us |
| Seller closing costs | In St. Louis, the seller customarily pays the owner's title policy and part of the settlement fee | We pay all the closing costs |
| Timeline | Prep time, then days on market, then a 30–45 day loan closing | Offer within 24 hours. You pick the closing date |
| Risk of the deal falling apart | Financing, appraisal and inspection can all kill a deal | Low. No loan, no appraisal |
| Showings | As many as it takes | One walkthrough |
Run your own numbers
The fairest way to compare is your net: what actually lands in your pocket. Change the numbers below to match your house.
Net proceeds calculator
Plug in your own numbers. Nothing you type here is saved or sent anywhere.
Estimate only. A mortgage payoff or back taxes come out of either option the same way, so they're left out. With our cash offer we pay all the closing costs and there's no commission, so the offer is your net before any payoff.
When listing is the better choice
- The house is updated and shows well.
- You have time to prep, list and wait for a buyer's loan to close.
- The house will pass a buyer's inspection, an FHA or VA appraisal, and your city's occupancy inspection without big repairs.
- You can keep paying the mortgage, taxes, insurance and utilities while it's on the market.
If that's you, list it. We'll say so if you call us.
When a cash sale makes more sense
- It needs real work: a roof, foundation, fire or water damage, or years of deferred maintenance.
- It's full of belongings, or it's an inherited house nobody wants to clean out.
- It has tenants, especially ones who are behind on rent.
- You're on a deadline: a foreclosure date, a tax sale, a move, or a divorce.
- Lenders won't touch it: it won't pass an FHA or VA appraisal, or it was already under contract and fell through.
The costs people forget when listing
The list price is not your check. Before you compare offers, count these:
- Repair credits. After the buyer's inspection, most buyers come back asking for repairs or a credit.
- Holding costs. Every month on the market is another mortgage payment, tax bill, insurance bill and utility bill.
- Occupancy inspection repairs. Many St. Louis County cities, and parts of the City of St. Louis, inspect a house before the new owner can move in.
- Price drops. A house that sits gets cheaper. See our guide on what to do when your house won't sell.
How to tell if a cash offer is fair
- Ask how they got the number. A fair buyer will show you the sold comps and the repair estimate.
- Ask who pays the closing costs. With us, we do.
- Ask if they'll close with a real title company. We always do.
- Watch for price cuts after the walkthrough. Ask up front what could change the offer.
Common questions
Is a cash offer always lower than listing?
The price usually is, because a cash buyer takes on the repairs, holding costs and risk. Your net can be much closer once you subtract commission, repairs, concessions and months of holding costs. Run your numbers in the calculator above.
Henry is a licensed agent. Can he list my house?
We don't list houses. When we make an offer, HJ House Buyers is buying the house for ourselves as investors, and Henry acts for himself as a principal, not as your agent.
Can I get your cash offer and still list?
Yes. The offer is free and there's no obligation. Many sellers get our number first, then decide.
How fast can a cash sale close?
Once title is clear, usually within a couple of weeks, or later if you need more time. You pick the date.
This guide is general information for Missouri homeowners, not legal, tax or financial advice. Laws and local procedures change. Talk to a Missouri attorney, CPA or HUD-approved housing counselor about your situation. HJ House Buyers is a real estate investment company, not a law firm or real estate brokerage.