Selling a home, with every option on the table
What your home may be worth, what selling will cost, and how listing, selling it yourself and selling for cash really compare.
Selling conditions this month
Full market dataSource: Realtor.com® Economic Research (United States, September 2026). National figures; local markets differ.
The roadmap
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- Deciding
Set your goals and timeline
Decide what matters most: the highest price, a fast or certain sale, the least effort, or a specific move date. Your answer shapes every later choice.
Questions to ask
- When do I need to be out, and where am I going next?
- Do I need the proceeds to buy my next home?
- How much time and money can I put into preparing the house?
Traps to avoid
- Listing before you know where you are moving.
- Choosing a sale method before you know what you want from it.
- Deciding
Estimate what your home is worth
Recent sales of similar nearby homes are the best guide. Automated estimates and county assessed values are starting points; neither is an appraisal, and assessed values often differ from market value.
Questions to ask
- Which nearby homes like mine sold in the last few months, and for how much?
- How long did they take to sell, and did they cut their price?
- What makes my home better or worse than those?
Traps to avoid
- Anchoring on the highest number you have heard.
- Treating an online estimate or tax assessment as a price.
- Deciding
Know your costs and your net
Your proceeds are the sale price minus your mortgage payoff, commissions, concessions, repairs and closing costs such as title fees and transfer taxes. Commissions are negotiable.
Questions to ask
- What is my exact payoff amount, including interest to the closing date?
- What commission is my agent proposing, and what does it include?
- Will I pay transfer taxes in my state or county?
Traps to avoid
- Comparing offers on price instead of on net proceeds.
- Forgetting prorated property taxes and HOA fees.
- Preparing
Repair, refresh, or sell as-is
Fixes that address safety, function or obvious condition issues often matter more than cosmetic upgrades. Selling as-is can save time and cash up front, but buyers usually price in the work. You still must make the disclosures your state requires.
Questions to ask
- Which issues would a buyer’s inspector flag?
- Would a pre-listing inspection help me avoid surprises?
- What does my state require me to disclose?
Traps to avoid
- Spending on a renovation you will not recover in the price.
- Assuming "as-is" means you do not have to disclose known defects.
- Preparing
Choose how to sell
Listing with an agent, selling it yourself and selling to a cash buyer each trade price, speed, cost and effort differently. See the comparison below.
Questions to ask
- What is each option’s likely net, not just its price?
- How certain is each path to actually close?
- What would I have to do myself?
Traps to avoid
- Choosing on the headline number instead of the net and the certainty.
- Signing an exclusive agreement without understanding how to end it.
- Selling
Compare offers
The best offer is the one most likely to close for the most money on terms you can live with. Look at financing, contingencies, earnest money, concessions and the closing date alongside price.
Questions to ask
- Is the buyer pre-approved, and by whom?
- Which contingencies does the offer include, and for how long?
- Is a cash buyer the end buyer, or do they plan to assign the contract to someone else?
Traps to avoid
- Accepting the highest price with weak financing and long contingencies.
- Not asking a cash buyer for proof of funds.
- Closing
Get to closing
After acceptance, expect the buyer’s inspection, appraisal and loan approval. Respond to repair requests, keep the house in the agreed condition, and plan your move around the closing date.
Questions to ask
- What can the buyer still cancel over, and until when?
- How and when will I receive my proceeds?
- What do I leave behind: keys, codes, manuals?
Traps to avoid
- Moving out or cancelling insurance before closing.
- Wire fraud on your proceeds: confirm payout instructions by phone.
Three ways to sell, compared
No option is right for everyone. Compare them on what you will net, how sure the sale is, and how much you will have to do, not on the headline price.
| List with an agent | Sell it yourself (FSBO) | Sell to a cash buyer | |
|---|---|---|---|
| Main costs | Listing commission (negotiable), any buyer-agent compensation you agree to, prep and closing costs. | No listing commission; you may still offer buyer-agent compensation. Marketing, legal help and closing costs. | Usually no commission. The discount to market value is the main cost; some buyers also charge fees. |
| Typical price | Usually the widest pool of buyers and the most price competition. | Can reach market value; fewer buyers may see the home without MLS exposure. | Typically below what the home might fetch on the open market, especially as-is. |
| Time to close | Time on market plus a financed closing (often 30–45 days after acceptance). | Similar to a listing, but depends on how many buyers you reach. | Can be days to a few weeks. |
| Repairs and showings | Buyers expect a prepared home and showings. | Same as a listing, and you run the showings. | Often as-is with few or no showings. |
| Certainty | Depends on the buyer’s financing and contingencies. | Same, and you manage the paperwork. | Higher if the buyer has verified funds and few contingencies. |
| You handle | Decisions; the agent runs marketing and negotiation. | Pricing, marketing, negotiation, disclosures and paperwork. | Comparing offers and verifying the buyer. |
| Watch for | Agreement length and how to end it; what the commission covers. | Pricing errors and legal paperwork; consider an attorney. | Proof of funds, fees, and whether the buyer will assign the contract to someone else. |
A flat-fee MLS listing is a fourth path: you pay a set fee to appear on the MLS and handle the rest yourself. Run any of these through the net proceeds calculator before deciding.
Seller guides
Guides library
How to Price Your Home to Sell in 2026
Overpricing is the #1 reason homes sit unsold. Learn the exact framework agents use to price a home correctly the first time — and why the first 7 days are everything.
Selling Your House As-Is: What It Really Means and When It Makes Sense
Selling as-is doesn't mean giving your home away. It means selling without making repairs — but you still need to disclose everything. Here's when it makes sense, what to expect on price, and how to do it right.
FSBO vs. Realtor: The Honest Math on Going It Alone
For Sale By Owner sounds like a way to save 6% in commission. The reality is more complicated. Here's the honest breakdown of what FSBO actually costs, where agents earn their fee, and when each approach makes sense.
How to Evaluate a Cash Offer on Your Home: What Sellers Need to Know
Cash offers are seductive but not always the best deal. Here's how to compare a below-market cash offer against a financed offer at a higher price.
When to Sell Your Home: Market Timing, Seasonal Patterns, and the Truth
Everyone asks whether now is a good time to sell. The real answer is more nuanced — and depends almost entirely on where you live, not national headlines.
Seller Closing Costs: How Much Does It Actually Cost to Sell Your Home?
Agent commissions get the headlines, but sellers face 8–10 costs at closing. Know them all before you sign the listing agreement.
How to Stage Your Home to Sell Fast (and for More Money)
Staged homes sell 73% faster and for 1–5% more, according to the National Association of Realtors. Here's what actually moves the needle — and what's a waste of money.