Listing with a Boston Realtor vs. Selling to a Cash Buyer: What's the Difference?
If you are thinking about selling your house in Massachusetts, you generally have two paths: hiring a real estate agent to list it on the MLS (Multiple Listing Service) or selling directly to a local cash home buyer.
Many homeowners assume listing with an agent is the only way to get a fair price. However, in the Boston market—where older homes often need significant updates and timelines can be unpredictable—the "traditional" route isn't always the most profitable or efficient one.
To help you decide, we've broken down the four biggest differences between listing with a Realtor and selling for cash.
Quick Comparison: At a Glance
| Feature | Listing with Realtor | Selling to Cash Buyer |
|---|---|---|
| Fees/Commissions | ~6% of Sale Price | 0% |
| Who pays Closing Costs? | Mostly You | Mostly Us |
| Inspection & Repairs | Required (or price drop) | Sold As-Is |
| Financing Risk | Moderate (Bank approval needed) | None (Cash) |
| Total Time | 60–90+ Days | 7–21 Days |
1. The Money: Gross Price vs. Net Proceeds
When you list with a Realtor, you might see a higher "asking price." But what matters is how much money actually lands in your bank account after the dust settles.
The Realtor Route:
- Commissions: In Massachusetts, the standard real estate commission is roughly 5% to 6% of the sale price. On a $600,000 Boston home, that is $30,000 to $36,000 coming right out of your pocket.
- Closing Costs: Sellers often pay 1-2% in closing fees, plus the Massachusetts Tax Stamps (Transfer Tax) which is roughly $4.56 per $1,000 of value.
- Repair Credits: After the home inspection, buyers often demand a price reduction or credit for repairs (e.g., "The roof is old, knock $10k off the price").
The Cash Buyer Route:
- Zero Commissions: Cash buyers are direct purchasers. There is no middleman, so there is no 6% fee.
- No Hidden Fees: Reputable cash buyers usually cover the closing costs for you.
- What You See Is What You Get: The offer price is typically the net number you walk away with.
The Takeaway: A $600k offer from an agent might actually net you less than a $560k cash offer once you deduct fees and repair costs.
2. The Timeline: Months vs. Days
How fast do you need to move? This is often the deciding factor for sellers.
The Realtor Route:
- Prep Time: You may need weeks to paint, declutter, and stage the home before it even hits the market.
- Market Time: While Boston is a hot market, the average time to find a buyer can still range from 30 to 60 days depending on the neighborhood and season.
- Closing Time: Once you find a buyer, you have to wait for their bank. A traditional mortgage closing takes 30–45 days.
The Cash Buyer Route:
- Immediate Offer: You typically get an offer within 24 hours of the walkthrough.
- You Pick the Date: Because there is no bank involved, cash buyers can close as fast as 7 days—or whenever you are ready.
- No "Prep" Phase: You don't need to paint or clean. You can sell today.
If speed is critical, our process for a fast sale in Boston is designed for exactly that.
3. The Effort: Showings & Open Houses
Living in a house that is on the market is stressful. You have to keep it "magazine perfect" 24/7.
The Realtor Route:
- Open Houses: You usually have to leave your home for several hours on weekends.
- Private Showings: Buyers can request to see your house at inconvenient times (dinner time, weekday mornings).
- Intrusiveness: Strangers will be walking through your bedrooms, opening closets, and judging your decor.
The Cash Buyer Route:
- One Walkthrough: The investor inspects the property once. That's it.
- Privacy: No "For Sale" sign in the yard and no photos of your personal belongings all over the internet.
- Sell "As-Is": Leave behind old furniture, trash, or anything you don't want to move. The buyer handles the cleanout.
4. The Certainty: The Risk of Falling Through
Nothing is worse than packing your boxes only to find out the sale has collapsed.
The Realtor Route:
Most traditional offers come with a Mortgage Contingency. This gives the buyer a "loophole" to back out if their loan is denied. Even in a strong market, financing falls through frequently due to low appraisals or buyer credit issues. If this happens, you have to start all over again.
The Cash Buyer Route:
Cash offers usually come with No Financing Contingency. The buyer has the money (ask for Proof of Funds!) and is buying the house regardless of what an appraiser thinks. When you sign the contract, you can be virtually certain the deal will close. Learn more about how we buy houses with certainty.
Which Path Is Right For You?
You should list with a Realtor if:
- Your house is in perfect, updated condition.
- You have plenty of time (3-6 months) and are in no rush to move.
- You are comfortable with strangers walking through your home.
You should sell to a Cash Buyer if:
- Your house needs repairs (roof, HVAC, outdated kitchen) that you can't afford or don't want to manage.
- You need to sell fast due to foreclosure, divorce, or relocation.
- You inherited a property and just want to liquidate the asset quickly.
- You value privacy and convenience over getting the absolute highest retail price.
Get a Free, No-Obligation Analysis
Not sure which numbers work out better for you? We can help you run the math. Contact us for a no-obligation cash offer. Compare it against what an agent tells you, and make the choice that's best for your family.
Understand the full step-by-step process of how we buy houses to make an informed decision.
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