![](/o__www.realestatewitch.com/wp-content/uploads/2020/08/shutterstock_555325381.jpg)
Published
4 ways to sell your house fast | Sell to a cash buyer | Sell to an iBuyer | Use a home trade-in service | Sell with a top listing agent | Tips from top realtors | FAQ
The best way to sell your house fast is to find a cash buyer. You can sell to a “we buy houses” company, an iBuyer, or a home trade-in service, or you can find cash buyers through a traditional MLS listing with a realtor.
A realtor may help you find multiple potential buyers and ultimately sell for a higher price. But a cash home buying company can guarantee a fast sale. Cash buyers can typically get you an offer within 24–48 hours and close in as little as 1–2 weeks.
Here are the best companies to help you sell your house fast. We break them down by offer quality, fees, availability, speed, and customer ratings. We also walk you through the pros and cons of each option so you can decide what’s right for you.
Best companies to help you sell your house fast
Company | Type | Customer Rating | Offer Rating | Service Fee | Time to Close | |
---|---|---|---|---|---|---|
Best overall
![]() |
Cash offer network
|
5/5 (2,950 reviews)
|
Excellent
|
None
|
Varies
|
Learn More |
![]() |
iBuyer
|
4.3/5 (3,501 reviews)
|
Good
|
5%
|
14–60 days
|
Learn More |
![]() |
iBuyer
|
4/5 (2,758 reviews)
|
Good
|
5%
|
8–90 days
|
Learn More |
![]() |
Franchise cash buyer
|
4.4/5 (1,590 reviews)
|
Average
|
None
|
3 weeks
|
Learn More |
![]() |
Franchise cash buyer
|
4.5/5 (3,135 reviews)
|
Average
|
None
|
7–14 days
|
Learn More |
![]() |
Cash offer network
|
4.6/5 (928 reviews)
|
Good
|
None
|
As little as 10 days
|
Learn More |
![]() |
Cash home buyer
|
4.3/5 (448 reviews)
|
Average
|
None
|
7 days
|
Learn More |
![]() |
Cash home buyer
|
4.3/5 (213 reviews)
|
Average
|
None
|
As little as 7 days
|
Learn More |
![]() |
Home trade-in
|
4.8/5 (833 reviews)
|
Average
|
2% service fee + realtor commission
|
Varies
|
Learn More |
![]() |
Home trade-in
|
4.4/5 (614 reviews)
|
Average
|
1.9% service fee + 6% brokerage fee
|
14–60 days
|
Learn More |
Where can you get a fast cash offer?
You can get a fast cash offer from cash home buyers, iBuyers, and home trade-in services. These types of companies usually offer less than market value for your home, but they might be worth it if you need to sell ASAP.
You can also list with a top realtor. With this option, you may be able to sell relatively quickly without giving up too much of your equity.
Cash home buyers: Cash buyers include local real estate investors and larger companies like We Buy Houses and HomeVestors. They can purchase homes in almost any condition, and they typically cover the closing costs.
They also eliminate the need for a mortgage lender or a realtor, which significantly speeds up the closing process. The downside is that they tend to offer 15–30% less than fair market value.
iBuyers: iBuyers like Offerpad and Opendoor use automated valuation models to buy homes in major housing markets for cash. They make offers slightly below market value, but you can avoid showings, negotiations, and home prep.
You’ll typically pay about 5% in service fees, plus variable repairs costs that can chip away at your profit. iBuyers are also pickier than other cash buyers about the types of homes they purchase.
Home trade-in services: Home trade-in services like Knock and Orchard let you borrow against your home’s equity to purchase a new home before you list your old one. You can make a strong cash offer on a new home, move out when you’re ready, and avoid paying two mortgages at once. You can also use part of the loan to make home improvements before listing.
However, these companies charge service fees, traditional realtor commissions, and loan fees — making them the most expensive option for selling fast.
Top real estate agents: An experienced real estate agent can increase your pool of potential buyers by listing your home on the MLS, marketing it to prospective buyers, and networking with other agents.
However, you’ll typically pay 5–6% in realtor fees. And you won’t have as much control over your selling timeline, since a realtor can’t guarantee when you’ll get an offer.
Option 1: Sell to a cash home buyer
Criteria | Value |
---|---|
How quickly can you get an offer? | 24 hours |
Average closing time | 1–3 weeks, often flexible |
% of market value paid | 50–85% |
Fees | None |
Who it's best for | Homeowners with hard-to-sell properties who need immediate cash |
The catch | You'll be offered significantly less than market value |
Cash home buyers include local investors and nationwide companies like We Buy Houses.
Most cash buyers are looking to resell a property quickly. So they need a substantial discount (ideally 30%) on the fair market value for the deal to make sense. However, some investors intend to hold onto the property and let it appreciate. They may be able to offer as much as 85% of market value.
In exchange for a discount, the buyer usually covers closing costs and waives the right to inspections, appraisals, and repairs. This allows them to close the deal in as little as 7 days.
While many sellers are reluctant to sell for less than their home is worth, others may find the trade-off worth it. For example, if you have a house in poor condition, it might be hard to sell conventionally. But a seasoned real estate investor can look past the property’s faults and see the opportunity.
Just be sure to vet the investor before accepting an offer. And when possible, compare multiple offers to ensure you get a fair price.
“When dealing with cash buyers, due diligence is crucial,” says investor Alexander Capozzolo of SD House Guys. “Sellers should verify proof of funds, ask for references, and consult with professionals like real estate attorneys to ensure they are getting a fair deal.”
If you’re not sure where to find a fair cash offer, a free service like Clever Offers may be a good place to start. With Clever, you can compare multiple cash offers from trusted investors within its network. You can also get an accurate home valuation from a local realtor to know what your home is really worth.
Top cash home buyers
Customer Rating
Service Fee
Time to Close
Our take
How it works
Locations
Contact
If you want to sell fast while comparing all your options, Clever Offers is the best choice. It gets top marks for helping you make the most informed decision about your home sale — and for increasing your chances of making the most money on your transaction.
Instead of buying your home directly from you, Clever gathers offers from multiple cash buying companies on your behalf. You’ll talk to a member of Clever’s team about your selling situation, including your home type, its condition, and how quickly you want to sell. You’ll then get competing offers from vetted cash buyers in Clever’s network. You can compare offers and choose the best one.
In addition to traditional cash offers, Clever can help you explore flexible solutions, like novation agreements, mortgage assumptions, and seller financing. These types of deals can help you maximize your profits or preserve your credit rating if you’re at risk of foreclosure.
You can also get a free home valuation from a local agent to ensure you get a fair price.
A dedicated point of contact will assist you throughout your transaction. They’ll help you understand the benefits of each cash offer and advocate for you if any issues arise with the buyer.
Pros
- You can sell your home for maximum value.
- You can compare cash offers to other flexible solutions, like novation agreements.
- You get support from a Clever Concierge.
Cons
- Some offers may be low.
- There’s limited availability in some areas.
Offer process: You talk to a Clever Offers Concierge about your property. Then they reach out to pre-vetted cash buyers and have each one contact you with their best offer. You could receive up to 10 no-obligation offers. Clever stays in touch with you throughout the process to answer any of your questions, talk about the different types of offers available (such as novation agreements), and make sure the buyer follows through on their promises.
Closing timeline: The timeline depends on the individual cash buyer, but most can close in 7 days on average. You can also choose an extended closing a couple of months out. More creative options, like novation agreements, have longer timelines of 40–60 days on average.
Typical offer: Cash offers are worth 60–75% of the market value. Novation agreements could get you 80–90% of the market value, while seller financing could help you get 110–120%.
Fees and other costs: There are no fees for using Clever Offers, and you can decline any offer without penalty. Most cash buyers don’t charge fees or closing costs, although there are some exceptions, such as iBuyers.
Purchase criteria: Almost any property is eligible, since Clever Offers works with multiple cash buyers.
Innovative solutions: Clever Offers lets you compare not just cash offers but other potential real estate solutions. For example, with a novation agreement, a buyer repairs and lists your house and then pays you after it’s sold. With seller financing, you get payouts in interest-added monthly installments that could eventually be worth more than your home’s market value.
Clever Offers is available nationwide.
Website: semya-moya.ru
Phone: (833) 225-3837
Customer Rating
Service Fee
Time to Close
Our take
How it works
Locations
Contact
We Buy Ugly Houses (also known as HomeVestors) is a good option if you need to sell quickly and don’t want to spend time or money on the sale. The company makes near-instant offers and buys homes as is, so you don’t need to worry about making repairs or cleaning.
But like most cash buyers, We Buy Ugly Houses may not be the best option if you want to get the most money for your sale. We strongly recommend comparing its offer with offers from at least 2–3 other cash buyers.
Pros
- You get an offer in 24–48 hours.
- You can close in as little as three weeks.
- There’s no need to prep the home for listing or worry about repairs.
Cons
- The company pays less than what sellers could net on the open market.
- Service quality varies between franchises.
Offer process: You submit your property information to your local We Buy Ugly Houses office and schedule an inspection. Within 24 hours of the inspection, you’ll get a no-obligation cash offer. If you accept, you’ll choose your closing date.
Closing timeline: The company can close in 2–5 weeks from when you accept the offer. The timeline is flexible since there’s no financing involved.
Typical offer: Final offers are usually worth 50–70% of what your home could get on the open market.
Fees and other costs: Typically, there aren’t commission fees or closing costs. But if you already have a realtor, you may have to pay them a listing fee (usually 2.5–3%).
Purchase criteria: Almost any property is eligible, including inherited properties, short sales, and distressed homes.
Service consistency: We Buy Ugly Houses is a franchise company, and service quality can vary between locations.
We Buy Ugly Houses has over 1,100 franchises across 46 states and Washington, DC.
Website: webuyuglyhouses.com or homevestors.com
Phone: (877) 605-3059
Customer Rating
Service Fee
Time to Close
Our take
How it works
Locations
Contact
We Buy Houses is a good choice if you need to sell fast or have a home that’s difficult to sell. You don’t need to worry about repairs, and you can close extremely quickly, sometimes in just a week.
But We Buy Houses doesn’t offer as much as a traditional buyer, and they rarely negotiate. We recommend getting offers from multiple cash buyer companies to ensure you find the best price for your timeline.
Pros
- You get an offer in 24–48 hours.
- The company will buy almost any property, including short sales and homes needing major repairs.
- You can close in just seven days.
Cons
- There’s little to no room for negotiation after the initial offer.
- Offers and service quality can vary between local franchises.
- The company pays less than fair market value for homes.
Offer process: You submit information about your property and schedule an inspection. You’ll receive an all-cash offer within 24–48 hours after the inspection. You can accept the offer or reject it without penalty.
Closing timeline: You can choose your closing date and close in as little as seven days. You’ll get money deposited in your account in as little as 10 days from signing the purchase agreement.
Typical offer: The company offers up to 70% of the home’s potential market value, minus the cost of repairs. Expect a final offer of 50–70% of your property’s fair market value.
Fees and other costs: Usually, there aren’t any fees, closing costs, or realtor commissions. However, if you already have a realtor, you’ll likely need to pay their commission (typically 2.5–3%).
Purchase criteria: The company buys most properties as is, including homes in need of significant repairs, inherited properties, rental properties, and homes facing foreclosure.
Service consistency: We Buy Houses is a franchise. Each office operates with a considerable degree of independence, so the service may vary by local office.
We Buy Houses has over 200 offices across more than 30 states and Washington, DC.
Website: webuyhouses.com
Phone: (877) 932-8946
Customer Rating
Service Fee
Time to Close
Our take
How it works
Locations
Contact
If you need to sell fast, HomeLight Simple Sale is a decent option for finding a cash buyer near you. HomeLight has mostly positive reviews online, and its cash offer service is a good way to compare competing offers from investors in its network.
However, some reviews complain about HomeLight’s initial estimate being higher than what the investor’s final offer is. Other reviewers said they were bombarded with calls from agents after requesting an offer.
Pros
- You can compare offers from multiple investors.
- You can get an offer within a week and close within 10 days.
- There are no repairs, fees, or closing costs.
Cons
- Your final offer may be lower than HomeLight’s initial estimate.
- You may receive multiple calls from HomeLight partner agents trying to get you to list instead.
- Your offer will be below fair market value.
Offer process: You submit your property information online and talk to a Home Consultant. Then HomeLight fields offers from multiple cash buyers for you to compare. If you accept, you choose your closing date.
Closing timeline: You can close in as little as 10 days.
Typical offer: Investors typically offer about 15–50% less than what you’d get on the open market.
Fees and other costs: HomeLight Simple Sale is free to use, and there are no closing costs. Usually a realtor isn’t involved, but if you have an agent, expect to pay a listing fee of 2.5–3%.
Purchase criteria: Almost any property is eligible. However, some cash buyers in the HomeLight Simple Sale network may have stricter criteria, which could limit the number of competing offers you get.
HomeLight Simple Sale is available nationwide.
Website: homelight.com/simple
Phone: (831) 498-1967
Customer Rating
Service Fee
Time to Close
Our take
How it works
Locations
Contact
MarketPro Homebuyers is a decent option if you need to sell quickly or you don’t want to deal with repairs and cleanup. The company pays cash for houses, including distressed properties, and it can close in as little as seven days. It stands out for making same-day cash offers and offering packing and moving assistance.
Unfortunately, MarketPro Homebuyers is available in only a handful of states on the Eastern Seaboard. Like with most cash buyers, you’ll also likely have to settle for a lower sale price in exchange for a fast sale. If you’re in MarketPro’s service area, compare its offer to other companies so you can be sure you get the best deal.
Pros
- You get packing and moving assistance.
- There’s no need to make repairs before selling.
- You can receive a same-day cash offer and close in as little as seven days.
Cons
- It’s available in only a handful of states.
- It pays less than what you could get on the open market.
Offer process: You schedule a virtual or in-person visit with a consultant so they can see your property. Then you receive an offer during the appointment. If you accept, you can choose your closing date.
Closing timeline: MarketPro promises to “accommodate any need” during the closing process. You can close in as little as seven days or change your closing date if needed.
Typical offer: Expect to receive about 50–70% of what your home is actually worth in exchange for the convenience of an all-cash offer.
Fees and other costs: There are no fees or closing costs when selling directly to MarketPro. If you use your own real estate agent, you’ll likely have to pay their listing fee (usually 2.5–3%).
Purchase criteria: MarketPro buys homes, townhomes, and condominiums in any condition or price range. Multi-family buildings, commercial properties, and land sales aren’t eligible.
MarketPro Homebuyers operates in 18 metros across FL, MD, PA, VA, and Washington, DC.
Website: marketprohomebuyers.com
Phone: (301) 994-7355
Customer Rating
Service Fee
Time to Close
Our take
How it works
Locations
Contact
If you’re in a hurry to sell, HomeGo is a compelling option. It can make a same-day cash offer and close in 7 days. The company also stands out for its leaseback program, which allows you to stay in your property after closing for a fee.
Like all cash buyers, HomeGo makes offers below market value. But online reviews suggest that its offers are often better than the competition’s. Many reviews also praise the company for its customer service and its ease of use.
However, if you own a house in good condition, you’ll likely find a better deal elsewhere.
Pros
- The company makes same-day offers and can close in 7 days.
- The leaseback program lets you stay in your home after closing.
- Some reviews suggest that its offers are higher than other cash buyers.
Cons
- Homes in fairly good condition can make more on the open market.
- You have to pay to stay in your house after closing.
Offer process: You provide your address, schedule a walk-through, and receive an offer on the spot. If you accept, you can choose your close date.
Closing timeline: HomeGo claims the closing timeline is up to you and can range from seven days to three months. If you still need to stay after closing, you can do so through HomeGo’s leaseback program.
Typical offer: Most cash buyers offer up to 70% of your home’s fair market value. Several reviews claim that HomeGo offers more than competing companies.
Fees and other costs: There are no fees or closing costs to sell directly to HomeGo. If you use the leaseback program, you have to pay extra. The cost varies depending on how long you stay.
Purchase criteria: HomeGo purchases homes, townhomes, condominiums, duplexes, multi-tenant buildings, and mobile homes in any condition.
HomeGo operates in 32 local markets across 23 states, including AL, AZ, CA, CO, FL, GA, IL, IN, KS, MA, MD, MO, NV, NC, OH, OK, PA, SC, TN, TX, UT, VA, and WA, as well as Washington, DC.
Website: homego.com
Phone: (866) 507-9030
Option 2: Get an offer from an iBuyer
Criteria | Value |
---|---|
How quickly can you get an offer? | 24–48 hours |
Average closing time | As little as 7 days, flexible |
% of market value paid | 90–99%* |
Fees | 5–13% |
Who it's best for | Homeowners who'd rather avoid the home selling process and have a fairly typical home in a major metro market |
The catch | Strict purchase criteria; only available in certain markets |
iBuyers are large companies that purchase homes for cash and resell them on the open market. iBuyers typically offer a higher percentage of fair market value than home flippers and can often close in as little as seven days after the offer is accepted. They also have no real estate commissions and don’t require you to make repairs.
However, iBuyers charge service fees of about 5%, plus deductions for repairs, which could result in you walking away with less than you anticipated.
Apart from the fees, iBuyers have strict criteria for the homes they purchase — including the neighborhood, age, home condition, and property type. They’re also available only in select markets.
If you decide an iBuyer is right for you, we recommend getting offers from more than one company so you can compare.
Top iBuyers
Customer Rating
Service Fee
Time to Close
Our take
How it works
Locations
Contact
Opendoor is a decent option if you need to sell fast and have a house in fairly good condition. The initial cash offer is good for up to 60 days, so you have flexibility on when to close. And the company is available in a lot more markets than other iBuyers.
However, Opendoor’s offers have declined in recent years, and its repair estimates have seemingly increased. These factors make it especially important to compare what Opendoor offers to other cash buyers in your area.
Like all iBuyers, Opendoor has strict purchase criteria and charges a service fee. The company also charges a daily rate if you need to stay in your home after closing.
Pros
- You have 60 days to accept your cash offer.
- You don’t need to repair or prep your home.
- Opendoor is available in over 50 markets.
Cons
- Many customers report that their final offer from Opendoor was significantly lower than their initial offer.
- You have to pay extra to stay beyond your closing date.
- Repair estimates and service fees can eat into your final offer.
Offer process: You submit information about your property online and get an initial offer within 48 hours. After a brief in-person inspection, you get a final offer, which may be reduced to account for repair estimates and market conditions. You can accept your cash offer, list with an Opendoor agent instead, or walk away.
Closing timeline: You can choose a closing date 14–60 days after receiving your final offer.
Typical offer: Opendoor no longer offers close to market value. Expect your offer to be better than what a “we buy houses” company would offer (which is typically up to 70% of market value) but below what you’d get by listing your house traditionally.
Fees and other costs: Opendoor charges a 5% service and 1–3% for closing costs. Repair estimates are deducted from your offer and can vary from less than 1% to over 5%.
Purchase criteria: Opendoor purchases single-family homes and townhomes built after 1930, valued at $100,000–600,000, and on a maximum lot of 1–2 acres (depending on the market). The property must be owner-occupied and without any serious issues.
Opendoor is currently available in 53 major markets in AL, AZ, CA, CO, FL, GA, ID, IN, KS, MA, MI, MN, MO, NV, NJ, NM, NY, NC, OH, OK, OR, SC, TN, TX, UT, VA, and Washington, DC.
Website: opendoor.com
Phone: (888) 352-7075
Customer Rating
Service Fee
Time to Close
Our take
How it works
Locations
Contact
Offerpad could work for you if you need to sell quickly and have a home in good condition. The company could make an offer better than traditional house flippers, and it provides more flexibility on closing dates and repairs than other iBuyers.
Offerpad also stands out for its perks, including free local moves and the ability to stay in your house for free for up to three days after closing.
However, Offerpad falls short on repair costs, which can be high and substantially reduce your final offer. It’s also available in fewer markets than other iBuyers and charges a cancellation fee. The company has reduced the number of offers it makes overall, so there’s no guarantee your home will qualify.
Pros
- You can close in just 8 days (15 in Florida and Georgia).
- You don’t have to repair or prep your home.
- Home sellers can get a free local move and a free extended stay after closing.
Cons
- Some customers report high repair costs that reduced their final offer.
- The company has strict purchase criteria and makes fewer offers than it used to.
- There’s a 1% cancellation fee for backing out after accepting the final offer.
Offer process: You submit some basic information about your property online and receive an initial offer. After an inspection, you get your final offer, which may be lower due to repair estimates. If you accept, you choose a closing date and decide whether to use the free local move or extended stay program.
Closing timeline: You have four days to accept your final offer. If you accept, you can choose to close in 8–90 days. You can also choose to stay in your house after closing for free for up to three days.
Typical offer: Offerpad tends to make better offers than house flippers (which pay up to 70% of your home’s worth), but it doesn’t pay fair market value. Final offers are often lower than preliminary offers to account for repair estimates.
Fees and other costs: Offerpad charges a 5% service fee and 1–3% in closing costs. Repair estimates can vary from 1% to well over 5%. Unlike Opendoor, Offerpad charges a 1% cancellation fee if you back out after accepting the final offer.
Purchase criteria: Offerpad purchases single-family residential homes, condos, townhomes, and homes in gated and age-restricted communities. The property must be built after 1950, worth less than $1 million, and on a lot under 1 acre. It can’t have significant title or structural issues.
Offerpad is available in 21 major markets across AZ, CO, FL, GA, IL, IN, KS, MO, NV, NC, OH, SC, TN, and TX.
Website: offerpad.com
Phone: (844) 388-4539
Option 3: Use a home trade-in service to access your equity
If you need to sell your house fast in order to close on a new home, home trade-in companies like Knock and Orchard offer a convenient solution: buy before you sell.
Unlike iBuyers, which purchase properties outright to resell them for a profit, home trade-in companies don’t actually aim to buy your home. Instead, they front you the money to make an up-front cash offer on a new home, then help you list and sell your old home on the open market once you move.
While the overall process takes longer than simply selling to an iBuyer, you don’t need to wait until your home sells to move. Instead, you can move into your new house right away and let an agent take care of prepping, marketing, showing, and selling your old one.
You can make competitive cash offers based on the equity you’ve built up in your current home, AND you’ll likely also get a lot more money when you sell — especially considering that home trade-in services usually loan you the funds for repairs and cosmetic improvements before you list.
Top home trade-in services
Customer Rating
Service Fee
Time to Close
Our take
How it works
Locations
Contact
If you want to move quickly without compromising your selling price, Knock’s trade-in service may be a good option.
Its Home Swap program lets you tap into the equity of your current home to make an offer on a new one. This setup allows you to move into your new home before you sell your old one. If your old one doesn’t sell on the open market, you can fall back on Knock’s cash offer.
However, Knock’s convenience comes with high fees of up to 16.25%. And Knock’s guaranteed cash offer will be less than your home’s fair market value.
If you’re a buyer, you should shop around to see if other lenders near you offer better financing.
Pros
- Your cash offer will be more enticing to buyers because it’s less likely to fall through.
- You can move into your new home before listing your old one.
- You can try to get the best price for your home by listing it while still having a backup cash offer.
Cons
- Knock’s total fees are high at 9.5–16.25% of the final sale price.
- Its backup cash offer will be less than your home’s market value.
- You have to use Knock as your lender, even though other lenders may offer better terms.
Offer process: You apply online and get pre-approved for a loan, which you’ll use to make a cash offer on a property. You’ll buy your new home, move in, and prepare your old home for listing with a real estate agent. If your home doesn’t sell after six months, you can accept Knock’s cash offer instead.
Timeline: The initial loan application takes around four days. Since you’ll be in your new house before you sell, closing quickly on your old property is less of an issue. However, you’ll need to sell your house within six months to avoid paying a double mortgage.
Typical offer: Knock’s offer will be significantly less than market value. But you’ll list your home before accepting the cash offer, and you may sell for market value.
Fees and other costs: Knocks total fees are 9.5–16.25%. This includes a service fee, loan fees, realtor commission, repair costs, and closing costs.
Eligibility criteria: Knock accepts single-family residential homes that are in good condition, worth less than $1 million, and without unpermitted additions. There also must be recent similar sales nearby. Knock doesn’t accept manufactured homes, mobile homes, multi-family properties, condos, and deed-restricted properties.
Knock is available in AZ, CA, CO, DC, FL, GA, IL, MD, MI, MN, NC, NJ, OH, OR, PA, SC, TN, WA, and WI.
Website: knock.com
Phone: (866) 996-1695
Customer Rating
Service Fee
Time to Close
Our take
How it works
Locations
Contact
Orchard is a decent option if you want to try selling on the open market, but you like the certainty of having a backup cash offer. Its trade-in service also ensures you don’t pay for two mortgages at once and enables you to make competitive cash offers when buying.
However, you may want to avoid Orchard if you’re worried about fees. Depending on the services you need, your total fee could be more than 16% of your sale proceeds. And if your house doesn’t sell on the open market, Orchard’s cash offer will likely be much less than what your house is actually worth.
Pros
- You can list on the open market while having a cash offer to fall back on.
- You avoid paying for two mortgages at once.
- You can make a more competitive cash offer when buying.
Cons
- Total fees can exceed 9–16% of the final sale price.
- Orchard’s cash offer will likely be much less than market value.
Offer process: You get an initial home value estimate to qualify for a home loan with Orchard, which you’ll use to make a non-contingent offer on a new home. After moving into your new home, Orchard will prepare your old home and list it. If it doesn’t sell within 120 days, you can accept Orchard’s cash offer.
Timeline: Your closing timeline is more flexible since you’ll buy before you sell. However, Orchard will advance you only four months of your old home mortgage payments, so you’ll want to sell before then. You’ll have 120 days to sell your home on the open market before you can accept Orchard’s backup cash offer.
Typical offer: Orchard says that almost all homes sell on the open market, so it’s rare for a seller to take the cash offer. However, if you accept the cash offer, expect it to be well below market value.
Fees and other costs: Total fees and costs are high, usually 9–16%. This includes closing costs, repairs costs, and a service fee. Loan fees and rent could push your costs even higher.
Eligibility criteria: Orchard accepts single-family homes built after 1920 and worth $200,000 to $1 million ($1.5 million in Austin and Denver). Condos worth $200,000–750,000 are also eligible.
Orchard operates in the following areas:
For sellers: Atlanta, Austin, Dallas–Fort Worth, Denver, Houston, San Antonio
For buyers: AZ, CA, CO, FL, GA, KS, NC, OK, OR, PA, SC, TN, TX, WA
Website: orchard.com
Phone: (844) 515-9880
Option 4: List on the MLS with a top local realtor
Criteria | Value |
---|---|
How quickly can you get an offer? | Varies by market and time of year |
Average closing time | 30–45 days (can be faster depending on buyer financing) |
% of market value paid | 100%+ |
Fees | 5–6% commission, split between listing and buyer's agents |
Who it's best for | Homeowners who want guidance and support through the selling process |
The catch | A lot hinges on market conditions, so there's no guarantee of selling on your exact timeline |
If you need to sell fast but don’t want to give away your home value to do it, consider listing with a top local real estate agent. Even if your house isn’t in the greatest condition, listing on the MLS gives you the greatest chance of reaching multiple qualified buyers.
For example, Nathan Clark, who leads a top-performing real estate team in Rhode Island, helped a client quickly sell a home they had inherited from a parent.
“The home was in a great location, but the condition was less than ideal as the parents were hoarders. The client didn’t have time to do a complete rehab, and two other agents said they couldn’t sell it without the work being done. To make matters worse, the client only had a week to get the home in selling condition and on a shoestring budget.”
To ensure a quick sale, Clark hired a junk removal company for $850. Within five days, the home had been decluttered and professionally cleaned. He also tapped his client database to drum up interest among buyers while the home was being prepped.
“In its original condition,” says Clark, “the home was worth about $300,000 and would take 30 days to sell, based on recent comparable home sales in the area. When the home went live and we put the home on the MLS, it sold for $350,000 within 48 hours.”
Although a real estate agent can’t predict exactly when your home will sell, the most experienced agents know how to price and market homes to attract offers quickly.
Tips to sell your house faster
Choose an experienced agent
“Anyone can list a home for a lower price, but an experienced listing agent will have a pool of waiting buyers to pull from,” says Elisha Lopez, a licensed broker and owner of Ocala Realty World in Central Florida.
“If those investors and buyers are looking for a home in a certain neighborhood, they might be willing to pay top dollar no matter what the condition of the house is.“
On the other hand, says Lopez, “a new listing agent who doesn’t have a pool of buyers waiting could compare the home to other homes in the same condition that recently sold and lower the sale price by 10–20%.”
“To get a home sold quickly,” says Sue LaGree, a RE/MAX agent based in Clearwater, Florida, “use a real estate agent from a large, reputable firm. They have access to thousands of more realtors, web pages, and publicity tools to get the home sold quickly and for the best price.”
Consider what’s worth fixing (and not)
You may want to consider your intended buyer when deciding whether to fix up your home before listing. Investors generally buy homes in any condition, while buyers on the open market may expect a little more in terms of presentation.
“If a house is a true fixer that’s appropriate only for an investor or developer, then there’s probably no need to do anything except remove detritus and do a basic cleaning,” says Cynthia Cummins, founder and realtor at KindredSFhomes.com.
“But if part of your target audience are owner-occupiers who’re in the mood for a project, then it’s a good idea to do some refreshing and staging for the theatrical effect.”
“It’s all about time and money,” suggests Suzanne Seini, CEO and owner of Innovate Realty in Irvine, California.
“If you need a full remodel or have a ton of deferred maintenance, it may make the most sense to sell the home as is. However, if that is the case, buyers may have problems getting financing with their lender so you may only be entertaining cash offers.”
Be upfront about the condition of your home
Sometimes buyers and sellers disagree over necessary repairs uncovered during an inspection. In fact, this is a top reason recent home sales have fallen through.
“Instead of keeping your property’s secrets under wraps, be fully upfront and transparent about your home’s physical condition,” suggests Coldwell Banker realtor Baron Christopher Hanson.
“That way, you can price the home to sell as is and avoid the back-and-forth negotiations that can cost precious time, or worse, result in the buyer backing out of the sale.”
Focus on first impressions
“In 2021, it was a seller’s market,” says Seini. “Sellers could list anything and it would sell quickly at a good price, regardless of condition.”
However, she notes that in today’s market, homes that present as less than move-in ready are prone to sit on the market longer. So minor touch-ups may be worth the investment.
“We recently helped a seller who had been on the market for two months with no offers. We pulled the home off the market, updated the flooring and paint, and added new staging. The home sold in less than 30 days over the list price with multiple offers. Sometimes paying slightly more in the beginning will lead to a significant payout in the long run.”
“Buyers want to see clean and ready-to-go homes,” agrees realtor Cheryl Cardamon. “Sellers should focus on cleaning, decluttering, fixing minor repairs, and freshening up the interior with paint.”
Price to sell
“Many homeowners make the mistake of pricing their home too high, thinking that they’ll be able to negotiate down to a lower price later,” says Realtor Jennifer Murtland. “However, this usually just results in their home sitting on the market for longer than it needs to. When this happens the buyers feel like something is wrong with the house.”
Murtland recommends pricing a home at or slightly below its valuation to generate interest, encourage multiple offers, and get potential buyers through the door. “This may seem like a risky move,” she says, “but it’s often the best way to sell a home fast and for the highest amount.”
Review the offers and contract closely
When you’re tight on time, the highest offer might not always be the best, says Texas-based realtor JC Young. She suggests looking at a range of factors before choosing an offer:
- Option period: The amount of time a buyer has to back out without penalty — shorter is generally better.
- Earnest money: The cash deposit a buyer puts down on a house to take it off the market — a larger deposit is generally better insurance against a sunken deal.
- Contingencies: Conditions written into home purchase contracts. In some cases, buyers waive contingencies to remove red tape and make their offer stand out.
- Lender reputation: Whether they are known and vetted. When reviewing offers, agents might steer you toward lenders known for getting deals closed quickly.
- Financing: A buyer who pays cash or is already underwritten by their lender can close within three weeks after signing the purchase agreement — much faster than the 30–45 day average.
If you’re selling to a cash buyer, be equally attentive to the contract. Be wary of any cash buyer who tries to pressure you into signing a contract on the spot.
“The number one thing any seller should do when working with a cash home buyer is have a professional read any contract that you are given to sign. It is well worth the investment,” advises Matthew Coan, owner of Cash Savvy Home Buyers.
“After that, ask to see a numbers breakdown of how they are getting their offer price. Any honest real estate investor should have no problem doing this.”
Selling to a company for cash vs. listing with a top agent
Selling to a company for cash | Listing with a top agent |
---|---|
✅ Faster offers. Cash buyers can make an offer nearly on the spot and close within 1–2 weeks. | ✅ Higher sale price. Listing with an agent on the MLS gives you the best chance of getting multiple competing offers, increasing the chance that you sell for more. |
✅ Greater certainty. Cash buyers are usually willing to waive contingencies for inspections, financing, and appraisals — meaning there's less chance of the deal falling through. | ✅ Someone in your corner. When you list with an agent, you'll have someone to represent you during negotiations and review contracts on your behalf. |
✅ Lower upfront costs. Traditional listings usually require you to get your house market-ready, but cash buyers purchase homes in any condition and typically cover closing costs. | ✅ Better marketing tools. A top agent will know how to price and market your home to sell quickly. They can also spread the word to their local networks of investors and buyer's agents. |
❌ Lower sale price. Typical cash offers are 50–85% of a home's potential resale value. While iBuyers pay slightly more, they also charge service and repair fees. | ❌ Less certainty. While listing on the MLS exposes you to more buyers, a speedy offer isn't guaranteed — especially if your home isn't priced to appeal to investors. |
❌ No representation. You're responsible for vetting buyers, reviewing contracts, and ensuring a buyer follows through on their offer. | ❌ Realtor commissions. You'll pay 4–6% in realtor commission. |
❌ Less room to negotiate. Most cash offers are take it or leave it, so your only leverage may be to get competing offers from other buyers. | ❌ Higher upfront costs. If more money is your goal, you may need to put money into cleaning, decluttering, and minor improvements to attract a workable offer. |
Selling to a cash home buyer can save you a lot of time and help you avoid expenses like repair bills and closing costs. But that convenience could lose you thousands of dollars in profit.
“I always tell sellers that they’ll be better off if they get an agent,” advises Don Chambers, owner of Double K Property Management.
“If you get an agent and list [your home] with the MLS, you’re going to expose it to many more buyers. And when you get more buyers, you’ll get a higher price.
“It does take time, and a lot of times [the seller needs] to fix the house up to get top dollar. But even if they don’t want to fix it, if they just get an agent, list it, and wait two or three months for several buyers to make offers, they’ll get the most money.”
On the flip side, “the cash offer appeal for sellers is speed, convenience, and finances,” says real estate investor Mathew Pezon of Pezon Properties.
He notes that selling to an investor means:
- No expensive realtor commission
- No expensive repairs
- No out-of-pocket expenses
- No open houses or showings
- No buyers backing out the week before the settlement
- A quick, reliable cash close on your timeline — not the buyer’s
“Sellers should weigh these benefits against leaving some money on the table through an investor offer,” advises Pezon.
Bottom line: What’s the best way to sell my house fast?
There’s more than one way to sell your home fast. The best strategy for you depends on your situation.
“Cash home buyers bring several enticing benefits to the table for sellers who fit the bill,” says Brett Johnson, owner of Cash For House Pro.
“They offer a speedy closing process without contingencies and, notably, they don’t demand any repair work. Moreover, many reputable cash buyers refrain from charging fees or commissions and cover all closing costs, rendering the transaction remarkably smooth and cost-free for the seller.
“However, it’s worth noting that in return for these conveniences, cash buyers often acquire properties below their market value.
“Consequently, I strongly advise sellers to take a comprehensive look at all their available options, whether it’s teaming up with real estate professionals or exploring the open market, especially if their primary aim is to maximize their profit.”
After comparing multiple options, you can rest assured that you’re making an informed decision, no matter which route you choose.
FAQ about selling a home fast
How can I make my house sell faster?
If speed is your top priority, selling to a company that buys houses for cash (such as a “we buy houses” company) will get you a near-instant offer — though typically only 50–85% of fair market value — and you can close in about a week.
If you don't want to sacrifice a lot of equity, a top realtor who knows your local market and has experience with fast sales is your best bet for getting fair market value — quickly!
How much do you lose selling a house as is?
How much you lose selling your house as is depends on factors like your home's condition, the local housing market, and your buyer. Cash home buyers like We Buy Ugly Houses tend to pay only 70% of a home's market value. Private investors and iBuyers may offer more. And you may be able to drive up the sale price further by attracting multiple competing offers.
When's the best time to sell a house fast?
Homes sold in spring tend to get offers faster than homes put on the market at other times of the year. However, local market conditions impact how quickly houses sell. If there’s excess inventory in your market — that is, if available homes outnumber buyers — your sale might take longer. Learn how realtors price and market homes to sell fast at any time of year.
How do I sell my house in 30 days?
To sell your house in 30 days, focus on small repairs and projects that will boost curb appeal (deep cleaning, fresh coat of paint, opening windows for as much light as possible). Then list your home with an experienced agent who can price it competitively and drum up buyer interest.
Related reading
Companies That Buy Houses for Cash: “We buy houses” companies and iBuyers both promise the convenience of a guaranteed, all-cash sale. Learn the pros, cons, and TRUE costs of selling to each!
Are “We Buy Houses” Companies a Ripoff? Companies that advertise “we buy houses” promise an all-cash offer and fast closing. But is the promise of fast cash too good to be true?
Top 3 iBuyer Companies to Know: We vetted the top three leading iBuyer companies to help home sellers choose the best fit.
The Best Discount Real Estate Brokers for Every Budget: Using a discount real estate broker is a great way to save money when you sell. But you have to make sure you’re not sacrificing quality and service. Read this guide to learn which companies offer great rates AND stellar service.
How to Sell Your House in 12 Simple Steps: Read this home selling guide, broken into 12 clear steps, to learn more about the home sale process and prepare for your big sale.
Braden Bills says
I’m trying to get my home sold, but I’m not sure how to go about it. It makes sense that working with someone to sell my home for me could be beneficial! I’ll have to see if I can find a real estate agent to help me out with this.
Gabe Sanders says
Excellent advice. Though, in many parts of the country, all one needs to do is put a home up for sale and there will be numerous offers. (Though, I doubt this market will last much longer.)