Cash offer or list it with an agent? An honest comparison.
A cash offer is the right answer for some houses and the wrong answer for others. Here's how the two paths actually compare, so you can decide.
| Cash sale to Empire NY Homes | Listing with an agent | |
|---|---|---|
| Timeline | 7–14 days, or your date | Weeks to months on market, plus the buyer's mortgage timeline |
| Price | Below retail — after-repair value, minus repairs, minus our margin | Retail market value, before costs |
| Fees to sell | None — no commission, no fee to us, and we pay the closing costs | Agent commission plus seller closing costs |
| Repairs | None | Usually some, plus buyer inspection negotiations |
| Showings | One walkthrough | Open houses and showings until under contract |
| Certainty | No financing, appraisal, or inspection contingency | Deal can fall through on financing or appraisal |
| Good fit | Inherited, tenant-occupied, damaged, behind on payments, need a firm date | Good-condition house, no rush, want top dollar |
When to take the cash offer
Take the cash offer if the house needs work you don't want to pay for or manage; if there are tenants, an estate, liens, or open permits that would scare off a mortgage buyer; if you need a firm closing date; or if you'd rather have one walkthrough than two months of showings. You'll net less than a perfect retail sale, and in exchange you get certainty and speed, with no repairs, no commission, and no closing costs.
When to list with an agent
List it with an agent if the house is in good shape, you're not in a hurry, and you can carry the mortgage, taxes, and insurance for the months it takes to find a buyer and get through their financing. For a clean house in a strong market, that's usually the path to the highest number, and we'll tell you so when we see it. Either way, our offer is free, in writing, and there's no obligation.
Tell us about the house
Submit the form or call (516) 715-9020. We call you back within 24 hours.