Cash offer vs. listing with an agent — the real trade
We'd rather you pick the right path than pick us for the wrong reasons. Here's the side-by-side, with the honest caveats most "we buy houses" companies leave out.
| Selling to NTXPS | Listing with an agent | |
|---|---|---|
| Commissions & fees | $0 — none, ever | 6%+ in agent commissions |
| Closing costs | We pay them | You pay 1–3% |
| Repairs & cleanup | None — we buy as-is | Negotiated after inspection |
| Showings & open houses | Zero | Weeks of strangers walking through |
| Appraisal & financing risk | None — cash | Deals fall through regularly |
| Days until closed | 14–30, your choice | 60–90+ on average |
| Who picks the closing date | You do | The buyer's lender |
Honest note: on a move-in-ready house with time to wait, listing with a good agent may net you more. Our offer trades some of that price for speed, certainty, and zero hassle — for many situations, that trade is exactly the point. We'll tell you straight which side of that line your property falls on.
When listing with an agent is the better call
If your house is in good shape, you're not in a time crunch, and you can handle showings and a 60–90 day runway, a good listing agent will usually net you more money. That's the truth, and any cash buyer who won't say it is selling you something.
When a cash sale wins
The math flips when the house needs work, the clock is ticking, or the hassle itself is the problem:
- The repairs would eat the difference. A $30k foundation-and-roof bill to earn $35k more at retail — while making payments, taxes, and insurance for three more months — isn't a win.
- You need certainty. Retail buyers back out over inspections and financing every day. A cash close doesn't depend on a lender's appraisal or a nervous first-time buyer.
- The timeline is the whole point. Foreclosure dates, job start dates, estates that need settling, a divorce that needs finishing — some situations are worth more than the last dollar of price.
- The house can't qualify. Serious condition issues can make a property unfinanceable — meaning retail buyers can't buy it even if they want to. Cash is often the only real market.
The question to ask any cash buyer (including us)
"How did you get to that number?" If they can't walk you through the comps, the repair estimate, and their margin, they're guessing — or lowballing. We'll show you our math on every offer. That's the standard we'd want if it were our house.
Want both numbers?
Tell us, and along with our cash offer we'll give you our honest read on what the house might do on the open market — so you're choosing with both numbers on the table.
Get your number — then decide.
A written cash offer in 24 hours costs you nothing and commits you to nothing.