Selling a house isn’t one-size-fits-all.
Some homeowners want the highest possible price.
Others need to sell fast and move on.
The challenge is that there are several ways to sell your home.
And each one comes with trade-offs in profit, speed, and effort.
Most sellers don’t fully understand the pros and cons of each option — or which one fits their situation.
That makes it easy to choose a path that sounds convenient but costs time and/or money.
Here’s the good news…
Once you understand how each home selling option works, the right choice becomes much clearer.
This guide breaks down the best ways to sell your home and when each one makes the most sense.
Best ways to sell your house
The best way to sell your home depends on your priorities and how quickly you need to move.
Below are the main options, with a side-by-side look at what you might walk away with, timeline, and effort.
Sell to a cash buyer
A cash buyer is usually a local real estate investor who purchases homes without a mortgage.
They may renovate and resell the property or keep it as a rental.
The process is simple.
You receive an offer, agree on terms, and close quickly, often within a few days to a couple of weeks.
Pros
- No appraisal or loan contingencies: With no lender involved, a cash sale lets you avoid financing delays that can slow down a traditional transaction.
- No prep or repair costs: Many cash buyers let you sell as-is, so you can skip repairs, cleaning, staging, and showings.
- Flexible move-out timeline: Some cash buyers may allow a short rent-back after closing, which can help reduce the stress of coordinating your next move.
Cons
- Lower sale price: Cash offers are usually well below market value, since investors factor in repairs, holding costs, and profit margin.
- Limited competition: You’re often comparing one or two offers rather than exposing your home to the open market.
- Less transparency in some cases: While many investors are reputable, others rely on vague terms or pressure tactics.
When it makes sense
Selling your home for cash can be a practical option if the property needs work or you need a fast, certain sale.
This route often appeals to sellers facing tight timelines, financial pressure, or situations where preparing the home for the open market isn’t realistic.
The trade-off is price.
Most cash sales prioritize speed and simplicity, and you’ll walk away with less than full market value.
Sell to an iBuyer
An iBuyer is a tech-based homebuyer that makes near-instant cash offers using algorithms and local market data.
Companies like Opendoor and Offerpad purchase homes directly, then resell after making repairs or light updates.
Here’s the basic flow…
You submit your home details online, receive an initial offer, and then the company confirms the condition through an inspection or evaluation.
After that, they adjust the final offer based on repair deductions and service fees.
If you accept, you choose a closing date, often within one to two weeks.
Pros
- No showings or open houses: The process is designed to happen mostly online, so you can avoid the hassle of staging, constant cleaning, and buyer walkthroughs.
- Quick, predictable closing: Many iBuyer sales close within 7–14 days, with some flexibility on move-out timing depending on the company and market.
- Streamlined process: Offers, inspections, and paperwork are handled digitally, which usually means a clearer timeline and fewer last-minute surprises.
Cons
- Lower net proceeds: Convenience comes at a cost. Service fees (often 5–7% or more) plus repair deductions can reduce what you walk away with, and sometimes you’ll make less than you would by listing traditionally (even after agent commission).
- Limited availability: iBuyers operate in select markets and tend to focus on homes that fit a narrow set of criteria (often single-family homes in fair to good condition). Some players have scaled back or exited certain markets, which can limit your options.
- Not entirely hands-off: iBuyers market the process as effortless, but there’s still back-and-forth around inspections, repair adjustments, and closing paperwork. You’re also doing it without a listing agent to advise you or negotiate on your behalf.
When it makes sense
Selling to an iBuyer can be a middle ground between listing with an agent and selling to a traditional cash investor.
It’s often a fit if you want speed and predictability and are willing to trade some profit for convenience.
This route may make sense if you:
- Have a home in fair to good condition, located in an iBuyer’s active market
- Need to relocate quickly or are dealing with a time-sensitive situation, like a divorce
- Prefer handling most of the process online with minimal in-person showings.
Sell to a “We Buy Houses” company
You’ve probably seen the signs on street corners and billboards…
“We Buy Ugly Houses for Cash!”
“Sell Your Home Fast!”
These are local or national companies that buy homes directly from sellers.
They typically target owners who have homes that need repairs and want to sell fast.
A “We Buy Houses” company pays cash and can sometimes close in just a few days.
In most cases, you receive an initial offer, the company takes a quick look at the property, and then you either accept the terms or move on.
But that comes at a cost.
These businesses make money by buying low, fixing up the home, and reselling it.
Pros
- Built for tough-to-sell homes: “We Buy Houses” buyers are set up to purchase properties with major repairs needed, deferred maintenance, or messy situations that would scare off many traditional buyers.
- Little coordination required: You can skip cleaning, staging, and back-to-back showings, which makes this easier when you are short on time or managing the sale from a distance.
- Simple exit: Some companies will let you leave behind unwanted items, and the overall process involves fewer steps than preparing a home for the open market.
Cons
- Deep discount on price: Offers are typically well below market value — sometimes 30% or more — since these companies need a significant margin for repairs and profit.
- Unclear pricing methods: “We Buy Houses” companies don’t follow the same property appraisal standards as traditional sales, so offers can vary widely.
- No market exposure: Selling directly means you won’t test the open market or get competing bids that would almost certainly raise your final sale price.
When it makes sense
This option can make sense if your home needs major work.
Or if you need to sell quickly and do not want to deal with repairs, showings, or uncertainty.
It’s a convenience play.
You get speed and simplicity, but you’re going to give up a meaningful amount of upside.
List with a real estate agent
A listing agent, also called a seller’s agent, does far more than put your home on the MLS.
They help you price your home strategically, market it to qualified buyers, and negotiate the terms that impact your net proceeds.
A good agent also handles the coordination that most sellers do not want to manage.
That includes prep guidance, photos, showings, buyer questions, paperwork, and deadlines from offer to closing.
Many sellers assume hiring an agent means a slower timeline.
The reality is that the right agent can help you sell quickly and still maximize your sale price.
But the key is choosing the right one.
Pros
- Highest potential sale price: Full market exposure creates competition, and a strong agent can use pricing and negotiation to push your final number higher.
- Less risk and fewer surprises: Agents manage disclosures, contingencies, and deadlines, which helps prevent problems that can delay closing or lead to price reductions.
- Clear plan from day one: You get guidance on what to fix (and what not to), how to prepare your home, and how to time your listing based on your local market.
Cons
- Commission costs: You will typically pay a listing fee to your agent (often around 2.5–3%) plus a similar fee to the buyer’s agent. In many cases, the higher sale price offsets much of this, but it is still a real cost.
- More coordination than off-market options: Even with an agent, you will likely deal with photos, showings, and some level of prep work.
- Results depend on the agent: A weak agent can misprice, under-market, or communicate poorly, which can cost you time and money.
When it makes sense
Selling with an agent is the best approach if you want to reach the widest pool of qualified buyers and maximize your sale price.
This option is especially effective when your home is in decent condition and you can allow a few weeks for prep and marketing.
You get full exposure, professional guidance, and stronger negotiating leverage with the right agent.
And that usually leads to the best balance of price and timeline.
Sell your home by owner (FSBO)
“For Sale by Owner,” or FSBO, is the DIY option for selling a home.
You handle the entire sale yourself, without hiring a listing agent.
That means…
- Setting your price
- Marketing the home
- Scheduling showings
- Negotiating offers
- Managing disclosures
- Coordinating the closing paperwork.
Some homeowners choose this route to save on commission or keep full control of the process.
But it’s easy to underestimate how much work and risk you are taking on.
Pros
- Lower commission: You can avoid paying the listing side of the real estate agent commission, though you will still likely cover the buyer’s agent fee. On a $400,000 sale, that could save you around $10,000–$12,000.
- Full control: You set the price, manage showings, and negotiate directly with buyers on your own terms.
- Direct insight into buyer interest: You handle inquiries yourself, so you see who is interested and how buyers (and their agents) are responding to your home.
Cons
- Lower sale price: According to the National Association of Realtors, FSBO homes sold for about 14% less than agent-assisted sales in 2024. When you factor in lost profit and time on market, the savings can disappear.
- Limited exposure: Without an agent, you lose access to MLS distribution and marketing that drive buyer traffic. The result is often less competition and interest.
- More complexity and risk: Pricing, contract language, negotiations, and disclosures are easy to get wrong. Some buyer agents also avoid FSBO listings because the process can be more complicated and higher-risk.
When it makes sense
Selling a house without a Realtor is rarely the best choice.
Only 7% of sellers went this route in 2024.
But it can work in specific situations.
FSBO may make sense if you already have a buyer lined up (for example, a friend or family member).
It can also be a fit if you have real estate experience and feel comfortable handling pricing, negotiations, and paperwork.
In a very strong seller’s market, some owners can get it done on their own.
But for most sellers, the extra time, risk, and potential lost profit make FSBO less practical than working with an experienced agent.
Tips for choosing the best selling option
With so many ways to sell a home, it’s normal to feel unsure about which path makes the most sense.
Here are three tips to help you choose with confidence.
Choose a top priority
Before comparing offers or researching companies, get clear on what matters most to you.
Is it time, profit, or simplicity?
If speed is the priority, a cash buyer or iBuyer may be the most practical fit.
But if your goal is to maximize your sale price?
Then listing with the right real estate agent is the better choice.
If your home needs a lot of work, then a “We Buy Houses” company can make it easy to offload your property
Knowing what’s most important helps you tune out the noisy ads promising “no fees” or “guaranteed offers.”
Compare offers within your chosen route
Once you know how you want to sell, compare options within that route.
Let’s say you’re considering cash buyers or iBuyers.
Request two or three offers so you can compare terms, fees, and your final net proceeds — not just the headline price.
If you plan to work with a real estate agent, interview at least two or three before deciding.
Ask about their home selling strategy, marketing plan, and communication style to find the right fit.
Even within a single selling method, a little comparison can make a big difference.
Know what you’re signing
Read the agreement carefully before you commit to the option you choose.
Whether it’s a purchase agreement, an iBuyer contract, or a listing agreement, review the terms before you sign.
Pay attention to the fees, contingencies, repair deductions, and cancellation terms.
Small details can affect your bottom line or limit your ability to walk away if plans change.
Taking a few extra minutes to read the fine print can prevent major headaches later.
Final thoughts
There are many different ways to sell a house, and no single method is right for every situation.
The best approach depends on what matters most to you.
Do you want the highest price, a faster closing, or the easiest sale?
The key is weighing the pros and cons and tying them back to your goals.
And remember, speed and price don’t have to be opposites.
The right real estate agent can help you sell on your ideal timeline without giving up top dollar.
If listing with an agent feels like your best path, we can match you with a trusted local pro who fits your situation.
Learn how it works and what to expect next.
