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Cash Buyer vs. Realtor vs. iBuyer: Which Is Best for Your Houston Home?
The best way to sell depends on your home’s condition and timeline. Compare what you actually walk away with — not just the sale price.
Start here · worked example
What Listing Really Costs in Houston
Here’s how the costs of a traditional listing add up on a typical $300,000 Houston home that needs some work. This is an illustration — your actual numbers depend on the property.
Assumes 6% agent commissions, seller closing costs of 2%, and holding costs (mortgage interest, taxes, insurance, utilities) of $1,800/month for 3 months — reflecting the ~95-day Houston average.
Estimated cost of listing
Expected listing price $300,000
Repairs before listing $15,000
Agent commissions (6%) $18,000
Seller closing costs (2%) $6,000
Holding costs (3 months) $5,400
Total cost to list $44,400
Estimated net from listing: $255,600
Compare with our cash offer →Fastest & simplest
Local cash buyer
Sell directly to Houston Property Solutions, as-is.
Best for:
✓ Homes needing repairs
✓ Tight deadlines
✓ Inherited or vacant property
Most exposure
Listing with a realtor
Market the home on the MLS to retail buyers.
Best for:
✓ Updated, move-in-ready homes
✓ Sellers with ~3+ months to spare
✓ Homes that will pass inspection
Online offer
iBuyer
An online company makes an algorithm-based offer.
Best for:
✓ Newer homes in good condition
✓ Typical suburban subdivisions
✓ Sellers fine with ~5% service fees
Side-by-Side Comparison
Houston Property Solutions
Realtor listing
iBuyer
Fees / commissions
None
Typically 5–6%
Service fee, often ~5%
Repairs required
None
Usually, after inspection
Deducted after their inspection
Condition accepted
Any condition
Must suit financed buyers
Mostly good-condition homes
Showings
One walkthrough
Many
Inspection visit
Offer speed
Within 24 hours
~52 days on market (HAR)
24–48 hours
Time to close
As little as 7 days
~43 more days after an offer
~14–60 days
Who you deal with
A local Houston team
Agent + buyer’s agent + lender
Online platform
Sale price
Below retail, far fewer costs
Highest potential, most costs
Near market, minus fees & repairs
Market timelines based on HAR data; iBuyer fees and timelines based on published 2026 industry comparisons.
Pros and Cons of Selling to a Cash Buyer
Pros
✓ Close in days instead of ~3 months
✓ No repairs, cleaning or showings
✓ No commissions or service fees
✓ Very low risk of the deal falling through
✓ Flexible move-out date
Cons
✕ Offer is usually below full retail value
✕ Less exposure than a full MLS listing
✕ Quality of cash buyers varies — vet them carefully
If your home is updated and you have time, listing may net more. We’ll tell you honestly if that’s the case.
See your real cash number in 24 hours
Get a no-obligation offer and compare it with your listing estimate. Call or text 832-605-6285.