Sell with an agent, renovate first, or take cash — compared
How the three compare
There is no single right way to sell a house. Listing usually pays the most if the house shows well and you can wait. A cash sale pays less and asks nothing of you. The middle option splits the difference. Here is how the three actually compare — including where we lose.
| List with an agent | Renovate first, paid at resale | Sell to us for cash | |
|---|---|---|---|
| Commission | Negotiable, typically a percentage of the sale price | None | None |
| Closing costs | Customarily paid out of your proceeds | We cover the seller’s closing costs | We cover the seller’s closing costs, including CT conveyance tax |
| Repairs | You pay, or credit the buyer after inspection | We pay for the renovation | None — we buy as-is |
| Showings | As many as it takes | One walkthrough | One walkthrough (just us) |
| Inspection & financing contingency* | Usually both; deals can and do fall through | None | None |
| Appraisal | Usually required by the buyer’s lender | Not required | Not required |
| Time to close | Weeks to months, depending on the market and the buyer’s lender | Longer — renovation first, then resale | As fast as 7–10 days |
| Who picks the closing date | Negotiated with the buyer | Set at resale | You do, within the 90 days Connecticut law allows |
| Certainty of closing | Depends on the buyer’s financing | Higher | Highest — no lender involved |
| Likely net proceeds | Usually the highest, if the house is market-ready and you can wait | In between — depends on the scope of work | Lower than retail; you trade price for speed and certainty |
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* With the help of inspection contingency, the buyer gets the required time for inspecting the property and back out or renegotiate the deal if there are any repairs that need to be done. In case, the seller doesn’t agree with the buyer, the buyer has complete right back out of the sale.
* A financing contingency provides space to the buyer, which enables them to back out of the deal in case they fail to secure financing for the deal or there if the property does not appraise as required by the bank for the closure of the loan.
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Here at Turning Point Properties LLC we don’t use bank financing so you don’t have to worry about our ability to close on a deal.
