Yes. There’s no obligation to accept any offer, and requesting multiple offers costs nothing.
Compare selling options: cash buyer vs. agent vs. FSBO
When you decide to sell your house, you have three main paths. Each one involves different costs, timelines, and trade-offs. Here’s an honest side-by-side look at how they compare.
Selling to a cash home buyer
How it works
A cash home buyer purchases your house directly, without a real estate listing, showings, or financing contingencies. You request an offer, the buyer visits the property, and you choose whether to accept. If you do, you pick a closing date and the deal moves forward.
Timeline
Closing can often happen in a matter of weeks once you accept an offer. Most sellers hear back within 24 hours of the walkthrough.
What you pay
No commissions. No seller fees. Cash home buyers pay typical closing costs.
Offer price
Offers typically come in between 70% and 85% of market value, depending on the home’s condition. The buyer prices in repair costs and their margin, which is why the offer is below what a fully renovated home would sell for on the open market.
Best for
Sellers who need to close quickly, own homes that need significant repairs, or value certainty over maximizing the sale price.
Listing with a real estate agent
How it works
You hire a listing agent who puts your home on the MLS, schedules showings, negotiates offers, and guides you through closing. Most sales involve a buyer’s agent as well.
Timeline
Listing to closing typically takes 60 to 90 days in most markets, assuming a buyer is found and their financing closes. Time on market varies widely.
What you pay
The average total commission is about 5.7% of the sale price (listing agent + buyer’s agent). On a $400,000 home, that’s roughly $22,800. You’ll also pay closing costs and may be asked to make repairs or offer concessions during negotiation.
Offer price
In a healthy market, a well-priced listing can attract offers at or above market value. But the final net depends on repair requests, concessions, and whether the buyer’s financing closes.
Best for
Sellers with homes in good condition, no time pressure, and access to a competitive local market.
Selling FSBO (For Sale By Owner)
How it works
You sell without a listing agent, managing the pricing, marketing, showings, and negotiations yourself. You’ll typically list on Zillow and may pay a flat fee to get on the MLS.
Timeline
Similar to a listed sale but often longer, as FSBO homes get fewer showings and less exposure.
What you pay
You save the listing agent commission (roughly 2.98%), but many FSBO sellers still end up paying the buyer’s agent commission to attract offers. Direct costs for MLS listing fees, photography, and legal review typically run $3,000 to $7,000. Most FSBO sellers net less than agent-assisted sellers even after accounting for the commission they saved.
Offer price
FSBO homes consistently sell below agent-listed homes, partly due to lower exposure and partly due to less skilled negotiation. Per NAR, the median FSBO sale in 2025 was $380,000, versus $435,000 for agent-assisted sales, a $55,000 gap.
Best for
Sellers who are highly motivated and experienced, have a buyer lined up already, or are in a market where FSBO is common.
Frequently Asked Questions
Can I get multiple cash offers to compare?
Which option is the fastest?
Selling to a cash buyer is the fastest option, as closing often happens in a matter of weeks. FSBO and agent-listed sales typically take 60 to 90 days or more from listing to close.
Which option gets the most money?
On paper, a well-executed agent-listed sale in a competitive market gets the highest gross offer. In practice, commissions, repairs, and carrying costs reduce the net. A cash offer at 80-85% of market value with no fees can produce a comparable net outcome.
