Not sure whether a cash offer beats listing with an agent? Enter your numbers below to compare what you would actually keep after commissions, closing costs, repairs, credits and carrying costs.
Cash offer vs. listing: net proceeds calculator
Compare what you would keep from a cash offer and from a traditional listing. Use your own estimates; nothing is stored or sent.
Illustrative estimates only, not an offer, appraisal or legal, tax or financial advice. Actual costs vary by state and contract.
How the calculator works
The calculator builds a “net sheet” for each route and subtracts your mortgage and lien payoff from both, so you see cash in hand. For the listing it subtracts: agent commission (percent of the market value), seller closing costs (percent of value), pre-sale repairs and prep, credits you may give after the buyer’s inspection, and carrying costs (months to sell times your monthly cost of owning the house). For the cash offer it subtracts only any costs the buyer charges you.
- Break-even cash offer = the cash offer at which both routes leave you with the same cash. Anything above it favors the cash sale on money alone.
- Difference = listing net minus cash net. A positive number means listing nets more, but takes longer and carries the risk that a buyer’s financing or inspection falls through.
Typical inputs and where to find them
| Input | Where to get it | Common range (varies by market) |
|---|---|---|
| Market value | A local agent’s comparative market analysis (free) or an appraisal | Compare 3 or more recent nearby sales |
| Payoff | Your lender’s written payoff statement; a title search for other liens | Includes principal, interest and fees up to closing |
| Commission | Your listing agreement; negotiable since the 2024 NAR settlement | Often about 5% to 6% combined |
| Closing costs | A title company’s net sheet for your county | Often about 1% to 2% for sellers, higher in some states |
| Repairs and credits | Contractor bids and your agent’s pricing advice | Anywhere from $0 to tens of thousands |
| Carrying cost | Mortgage, taxes, insurance, utilities, HOA, upkeep | See our cost of waiting calculator |
Worked example
A home worth $350,000 with a $180,000 payoff: listing at 5.5% commission, 1.5% closing costs, $10,000 of prep, $3,000 of credits and three months at $2,000 of carrying costs nets $126,500. A $290,000 cash offer nets $110,000. The listing nets $16,500 more, and the break-even cash offer is $306,500. If your cash offers are near that figure, speed and certainty may be worth the gap; if they are far below it, negotiate or compare more offers.
Limits of this tool
- It uses percentages and averages. Transfer taxes, title insurance customs and escrow fees differ by state and county; ask a title company for an exact net sheet.
- It ignores taxes on gains. Ask a tax professional how the sale affects you.
- It does not value the risk that a listing falls through or that a cash buyer lowers the offer after inspection. See the bait-and-switch scam.
- If the result is negative, the sale would not cover your payoff. Talk to your lender about a short sale and read pre-foreclosure sale vs short sale vs auction.
Frequently asked questions
Is a cash offer always lower than listing?
Usually the headline price is lower, because the buyer takes on repairs, risk and holding costs. But a listing has commissions, closing costs, carrying costs and credits, so the gap in what you actually receive is often smaller than the gap in price.
What is a good cash offer compared with market value?
There is no single figure. Offers depend on condition, repairs, location and the buyer’s model. Investors often work from after-repair value minus repairs and a margin; iBuyers charge a service fee on top of a price below retail. Compare net amounts from several buyers instead of a percentage.
Does a cash buyer pay my closing costs?
Some do, some split them, and some deduct fees. Ask for a written breakdown of everything deducted from your proceeds. Our closing costs guide explains who typically pays what.
How long does a cash sale take compared with a listing?
Cash sales often close in a few weeks because there is no mortgage underwriting, while listings commonly take months from listing to closing. Your market and the buyer decide the real timeline.
Should I trust the result?
Treat it as a planning estimate. Replace each assumption with a real quote, then confirm figures with a licensed agent, title company or attorney.
About this tool: built and maintained by the Cash Home Hub editorial team following our editorial policy. Last reviewed November 2026. It runs entirely in your browser, stores nothing and is for education, not legal, tax or financial advice.