Even in a strong seller’s market like Melbourne, the right way to sell your house depends on your timeline, the repairs it needs, and how much certainty you want going into closing. The Honest Home Buyers of Brevard & Orlando is a little unusual because we’re both licensed real estate agents and direct cash buyers. That means we can walk you through what a traditional listing would likely net you, or make you a guaranteed cash offer on your timeline, so you’re comparing real numbers instead of guessing.
Cash Buyer vs. Real Estate Agent: The Numbers Side by Side
A direct cash sale trades a shot at top-dollar retail price for speed, certainty, and zero out-of-pocket cost. A traditional listing aims for the highest price the market will pay, at the cost of time, repairs, and the risk a deal falls apart before closing. Here’s how the two compare on the numbers that actually affect what lands in your pocket.
| Selling To A Cash Buyer | Listing With A Real Estate Agent | |
|---|---|---|
| Fees & Commissions | None. No commission on a direct sale, so the guaranteed net offer you accept is what you actually receive. In exchange, that offer reflects the home’s current condition rather than a top-dollar retail price. | Around 6% of the sale price on average, paid by you at closing. |
| Who Pays Closing Costs | We do. Closing costs come out of our side, not yours. | Typically 1-2% of the sale price, paid by you, the seller. |
| Repairs | None needed. We evaluate the home’s current condition and factor any repairs into your guaranteed offer upfront, so there’s nothing deducted or renegotiated later. | Usually needed before listing, plus whatever gets negotiated after inspection. |
| Timeline To Close | As little as 7 to 14 days, or a custom closing date you choose (typically not to exceed 60 days). | Around 90 days on average in Brevard County once a buyer is under contract. |
| Certainty Of Sale | Guaranteed once you accept, with no financing or appraisal contingency. A standard title search and other routine legal checks still happen before closing, same as any real estate sale. | Sale can still fall through over financing, inspection, or a low appraisal. |
| Showings | One visit, just us. | Ongoing showings and open houses until the house sells. |
| Closing Date | You pick it, typically within 60 days of accepting the offer. | Negotiated with the buyer, usually 30-60 days after an accepted offer. |
Pros and Cons of Each Option
Selling To A Cash Buyer
Pros
- Close in as little as 7 to 14 days, or on a custom date that works for you, typically within 60 days
- Sell as-is: no repairs, no cleaning, no staging
- One showing instead of a parade of buyers through your house
- No financing contingency, so the deal doesn’t fall through at the last minute
Cons
- A guaranteed net offer is based on the home’s current condition, not full retail value
- No competing buyers to potentially bid the price up
Listing With A Real Estate Agent
Pros
- Exposure to every buyer actively shopping the Melbourne market
- Potential for a higher sale price if the home shows well and is priced right
- A licensed agent handling negotiations, disclosures, and paperwork
Cons
- Commission and seller-paid closing costs come out of your proceeds
- Repairs, cleaning, and showings before and during the listing
- Sale is subject to financing, inspection, and appraisal contingencies
- Average time on market runs close to 90 days in Brevard County; see our breakdown of what selling with an agent actually costs in Melbourne
When A Cash Sale Usually Wins
A traditional listing works well for plenty of sellers. These are the situations where a direct cash sale tends to make more sense, and where you can see how our buying process actually works from your first call to closing.
Facing Foreclosure
If the bank already has a foreclosure date on the calendar, waiting 60 to 90 days for a buyer to close isn’t realistic. A cash sale can close before that date arrives.
Storm Or Structural Damage
Roof damage, old plumbing, or a house that wouldn’t pass a lender’s appraisal makes it hard to sell on the open market. We buy the property in its current condition.
Inherited Or Probate Property
Heirs who live out of state, or who don’t want to manage repairs and showings on a house they didn’t ask for, often prefer one buyer and one closing date.
A Hard Deadline
A job relocation, a new home purchase that depends on this one selling first, or any situation where the closing date matters more than squeezing out the last few thousand dollars.
If you’re weighing both options, the fastest way to compare them is to see a real, guaranteed net offer next to what an agent thinks your house could list for. Fill out the short form below and we’ll walk you through both.
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An inspection contingency gives a traditional buyer time to inspect the house and back out of the sale, or renegotiate the price, if repairs turn up. A financing contingency lets that buyer walk away if their loan falls through or the home doesn’t appraise for what the bank needs it to.
Here at The Honest Home Buyers of Brevard & Orlando, we don’t use bank financing to buy your house, so neither of those contingencies applies to a direct cash sale with us.
Cash Buyer vs. Agent: Common Questions
Should I sell to a cash buyer or list with an agent?
It depends on what matters more for your situation: speed and certainty, or maximizing the sale price. If you need to close fast, skip repairs, or avoid the risk of a deal falling through, a cash sale usually wins. If the house is in good shape and you can wait out a typical Brevard County timeline, listing with an agent can bring in more money.
Is a cash offer always lower than what an agent could get me?
Usually, yes, a guaranteed cash offer reflects the home’s current condition rather than its full retail value on the open market. What it doesn’t cost you is commission, closing costs, repairs, or months of holding the property while you wait for a buyer.
How fast can a cash sale actually close in Melbourne, FL?
Once you accept a guaranteed offer, we can typically close in 7 to 14 days. If you need more time, we can also close on a custom date that works for you, usually no later than 60 days out.
Do I need to make any repairs before selling for cash?
No. We evaluate the property’s current condition and make a guaranteed net offer based on that, so there’s nothing to fix, clean, or stage beforehand.
Can The Honest Home Buyers of Brevard & Orlando list my house instead of buying it directly?
Yes. Because our team includes licensed agents as well as direct buyers, we can list your house on the market for top dollar if that fits your goals better than a direct cash sale.