Home/Calculators/Cash vs. listing
Decision tool

Cash offer vs. traditional listing

Model the discount a cash offer charges against the carrying costs, commissions, and time value of a traditional listing. See when speed pays for itself and when it doesn't.

Appraised or comparable
After fees + repairs
Balanced-market assumption; slower markets often see 93–97%.
Both sides. Post-NAR settlement (Aug 17, 2024), buyer-agent compensation is separately negotiated and no longer advertised on MLS. The 5–6% combined figure is still typical but increasingly variable.
Local ZIP avg.
Mortgage, tax, utilities
Paint, stage, credits
Title, transfer tax. High-transfer-tax states (NY, DC) can exceed 2%.
What the math does. The cash scenario nets home value × your cash offer rate; the listing scenario takes the expected sale price, subtracts commission, carry over DOM, prep & concessions, and seller-side closing costs. The calculator shows break-even days — how long the home can sit before the listing advantage evaporates.
Time value is not included by default. If you'd invest the cash proceeds immediately, add your opportunity cost to the monthly carry before comparing the two paths.

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