When you decide to sell, three kinds of buyers or helpers compete for your attention: iBuyers that make instant online offers, investors who pay cash for homes in any condition, and real estate agents who list your home for retail buyers. Each one trades price against speed, certainty and effort differently. This guide compares them side by side so you can choose before you start collecting offers.
The three routes in one table
| iBuyer | Investor (cash buyer) | Listing agent | |
|---|---|---|---|
| Who buys | The company, which resells the home | A local or national investor, who usually renovates or rents it | A retail buyer, usually with a mortgage |
| Typical price | Below market; fee and repair deductions come off the offer | Lowest of the three; priced from after-repair value minus repairs and profit | Highest potential price; depends on condition and market |
| Costs to you | Service fee (often about 5%), closing costs, repair deductions | Often none directly, but the price already reflects the buyer’s costs and margin | Commission, closing costs, repairs or credits, carrying costs |
| Speed | Often several weeks | Often one to three weeks | Often two to four months |
| Condition accepted | Homes in decent shape; many exclusions | Almost any condition | Best for move-in-ready homes |
| Certainty | High once the final offer is set, but offers can change after inspection | High with a verified buyer; low with a wholesaler | Lower: financing and inspections can derail a deal |
| Your effort | Low | Lowest | Highest: prep, showings, negotiation |
Worked example: the same home through all three routes
Assume a home worth $300,000 once repaired, which needs $30,000 of work. These are illustrative assumptions, not quotes:
- iBuyer: offers $270,000, charges a 5% fee ($13,500) and 1% closing costs ($2,700), and deducts $20,000 for condition after inspection.
- Investor: uses the 70% rule: $300,000 × 0.70 − $30,000 repairs = $180,000, with the buyer covering standard closing costs.
- Agent: you spend $12,000 on the most important repairs and list at $285,000. You pay a 5.5% commission ($15,675), 1.5% closing costs ($4,275), $5,000 in inspection credits and $5,000 in carrying costs.
| iBuyer | Investor | Agent | |
|---|---|---|---|
| Price | $270,000 | $180,000 | $285,000 |
| Fees and commission | −$13,500 | $0 | −$15,675 |
| Closing costs | −$2,700 | $0 | −$4,275 |
| Repairs, credits, carrying | −$20,000 | $0 | −$22,000 |
| Net to you | $233,800 | $180,000 | $243,050 |
| Time to cash | About 3–8 weeks | About 1–3 weeks | About 2–4 months |
The agent route nets the most in this example, but you carry the work, the waiting and the risk that a buyer falls through. The investor route gives up about $63,000 against the agent, in exchange for no repairs, no showings and a quick close. Whether that is worth it depends on how soon you need the money and whether you can fund and manage the repairs. If the gap looks too large, our guide on the as-is vs repair-and-list decision helps you test it with your own numbers.
When each route makes sense
iBuyer
Choose an iBuyer if your home is in reasonable condition, in a market they serve, and you want a predictable timeline without showings. Expect the final offer to move after inspection. For a head-to-head look at the two biggest, see Opendoor vs Offerpad.
Investor
Choose an investor if the home needs major repairs, has title or tenant complications, is part of an estate, or you are against a deadline such as a foreclosure date. The price is lower, so use the money you save in effort and risk to make that trade deliberately. Always verify proof of funds and avoid contracts that let the buyer assign the deal to someone else without your consent. See how to spot cash buyer scams.
Agent
Choose an agent if your home is in good shape, the market is healthy, and you have the time and cash to prepare it. Ask for a comparative market analysis and compare two or three agents’ commission terms. Since the 2024 NAR settlement, commissions are negotiated in writing, so ask what is included.
A simple way to decide
- Estimate your home’s value as repaired and as-is, with an agent’s help.
- Get one iBuyer offer (or two), one investor offer (or three) and one agent’s net sheet.
- Compare the net to you and the time to cash, not the headline price.
- Weigh the gap against the effort and risk. If the iBuyer or investor net is within about 10% of the agent net, the faster option is often worth it; if the gap is much larger, a listing may be worth the wait.
That 10% line is a rule of thumb, not advice: your deadline, finances and risk tolerance matter more. For help with the legal side, talk to a licensed real estate attorney.