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 price, speed, and effort.
Without understanding those trade-offs, it’s easy to choose an option that sounds convenient but ends up costing you time or money.
This guide will help you compare five home selling options, weigh the pros and cons of each, and decide which one makes sense for you.
5 Home Selling Options
List with a real estate agent
There’s a lot a listing agent does to earn their commission.
They help you set the right asking price, market your home to buyers, and guide you through the steps of the selling process.
Pros
- Higher sale price: A good agent knows how to get more for your home by reaching your target buyers and negotiating with their agents. Listing on the open market also gives you the opportunity to attract competing buyers instead of relying on a single investor’s offer.
- Professional representation: A good offer can turn into a bad deal if you agree to the wrong terms. An experienced agent knows what to look out for, when to push back on a buyer’s demands, and when it’s better to walk away.
- Less work for you: Your agent coordinates photos, showings, inquiries from buyer agents, disclosures, and deadlines. You’re still in the driver’s seat, but you won’t have to manage the entire sale yourself.
Cons
- Commission costs: You’ll pay your listing agent and may agree to cover some or all of the buyer’s agent compensation. Some agents and brokerages offer full service at discounted rates, while others charge less because they provide fewer services.
- More preparation and showings: You’ll usually need to spend time getting your house ready and make it available for buyers to tour.
- Results depend on the agent: An agent who overprices your home, doesn’t follow up with buyer agents, or negotiates poorly can cost you time and money. That’s why finding the right agent matters.
When it makes sense
Selling with an agent makes sense if getting the highest possible price matters more to you than avoiding showings or closing as quickly as possible.
Even if your house needs work, listing with an agent can still make sense.
You can sell it in its current condition without taking a discounted offer from an investor.
Sell your home by owner (FSBO)
“For Sale by Owner,” or FSBO, is the DIY option for selling a home.
You’re responsible for setting the asking price, finding buyers, negotiating with buyers and their agents, and making sure everything gets done before closing.
Pros
- Lower commission costs: You avoid paying a listing agent’s commission, although you may still agree to cover some or all of the buyer’s agent compensation.
- Direct communication: You deal directly with prospective buyers and their agents. You’ll hear their questions and feedback firsthand and can negotiate without going through a listing agent.
Cons
- Lower sale price: Saving on commission doesn’t mean you’ll walk away with more money. Pricing your home incorrectly or botching negotiations could easily cost you more than the commission you saved.
- Limited buyer exposure: Without a good marketing strategy, fewer buyers will know you have a home for sale. You can pay to have your home listed on the multiple listing service (MLS), but you’ll still need to do much of the marketing yourself.
- More work and responsibility: You’ll be in charge of showings, buyer inquiries, disclosures, paperwork, and deadlines. And without an experienced agent representing you, mistakes with contracts or negotiations could become expensive.
When it makes sense
FSBO can make sense if you already have a buyer lined up, such as a friend or family member.
It might also be a good option if you have real estate experience and enough time to deal with the sale on your own.
Use a flat-fee MLS service
When you use a flat-fee MLS service, you pay a broker to list your home on the MLS without hiring a full-service listing agent.
How much help you receive after that depends on the services you pay for.
Pros
- MLS exposure: Your home can reach buyer agents through the MLS and appear on major real estate websites like Zillow and Realtor.com.
- Lower listing costs: You pay a flat fee instead of a full-service listing commission. Some companies also offer services à la carte, allowing you to pay separately for things like professional photos, paperwork, or help with negotiations.
Cons
- Limited agent support: Basic packages may include little more than getting your home listed. Don’t assume the broker will tell you if your asking price is unrealistic or help you negotiate when an offer comes in.
- More work for you: Getting your home on the MLS is only the beginning. You’re the one returning buyer-agent calls, arranging showings, following up with interested buyers, and making sure the sale doesn’t stall after an offer is accepted.
- Additional fees: Some companies charge extra for listing changes, additional services, or even a fee when your home sells. The advertised price isn’t always the total amount you’ll pay.
When it makes sense
A flat-fee MLS service can make sense if you’re willing to do most of the work yourself but want the exposure that comes with an MLS listing.
But a full-service agent may be worth the additional cost if you need help pricing your home, negotiating offers, or getting the sale to closing.
Once you start paying for those services separately, it’s worth comparing the total cost with what a full-service agent would charge.
Sell to a cash investor
Cash investors buy homes directly from sellers with the intention of renovating and reselling them or keeping them as rentals.
That includes local real estate investors and companies that advertise “We Buy Houses.”
Pros
- Fast closing: Without a mortgage lender involved, some investors can close in just a few days. Many also let you choose a closing date that works for you.
- Sell as-is: Many investors buy homes that need significant repairs. You can avoid spending money fixing up the property before selling.
- Less work for you: You can skip cleaning, staging, and repeated showings. Some investors will even let you leave unwanted furniture and belongings behind.
Cons
- Lower sale price: Investors need to buy at a price that leaves room for repairs, expenses, and profit. Offers 30% or more below market value aren’t uncommon, especially for homes that need work.
- Limited buyer competition: Selling directly to an investor means you won’t know what buyers on the open market would be willing to pay. You can compare offers from multiple investors, but you won’t have the same exposure as putting your house on the market.
- Offers can change: Some investors make an attractive initial offer, then try to lower the price after inspecting the property. Before signing, ask for proof of funds and check whether the buyer can back out after an inspection.
When it makes sense
A cash sale can make sense if your home needs major repairs or you need to sell quickly.
It’s also worth considering if you want to avoid the usual preparations and showings and are willing to accept a lower price in exchange for the convenience.
Sell to an iBuyer
iBuyers use technology and housing market data to make cash offers and purchase homes directly from sellers.
With companies like Opendoor and Offerpad, you enter your home’s details online to get an initial offer.
They then evaluate its condition before finalizing the price.
Pros
- No showings or open houses: You don’t have to stage your home or keep it ready for prospective buyers to view.
- Flexible closing date: You choose a closing date within the company’s available timeframe instead of waiting for a buyer to secure financing.
- Convenient online process: You can request an offer, review the details, and complete much of the paperwork online.
Cons
- Lower net proceeds: iBuyers charge service fees in addition to standard closing costs. Offerpad charges 5%, while Opendoor’s fee varies by property and market. The purchase price itself can also be lower than what your home would sell for on the open market.
- Repair deductions: The initial offer isn’t necessarily the final number. After assessing your home’s condition, the company can deduct repair costs from what it pays you.
- Limited eligibility: iBuyers operate in select markets and only purchase homes that meet their requirements. Properties with significant damage or major repair needs usually don’t qualify.
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 a good option if you want speed and predictability and are willing to prioritize convenience over getting the highest possible price.
This route makes sense if you:
- Have a home in fair to good condition in a market where an iBuyer operates.
- Need to relocate quickly or are dealing with a time-sensitive situation, like a divorce.
- Are buying another home and want to coordinate the closing dates.
How to choose the right selling option
Selling your home faster can mean accepting less money.
Saving on commission can mean doing more of the work yourself.
So what matters most to you: getting the highest possible price, selling quickly, or doing as little work as possible?
Whichever it is, don’t judge an option only by the sale price or advertised fees.
Look at what you’d actually walk away with after commissions, service fees, repair costs, and other selling expenses.
For example, a $500,000 offer sounds better than a $480,000 cash offer.
But if the first sale costs you $35,000 in commissions and repairs, while the cash sale costs you $10,000, you’d actually walk away with $5,000 more from the lower offer.
If you’re considering cash investors or iBuyers, get two or three offers.
Compare the net proceeds, closing dates, and conditions attached to each one.
If you plan to work with a real estate agent, interview at least two or three before deciding.
Ask how they’d price and market your home, how they’d negotiate offers, and how often you’ll hear from them.
Finally, read the agreement carefully before you make a commitment.
Whether it’s a purchase agreement, an iBuyer contract, or a listing agreement, pay attention to fees, contingencies, repair deductions, and cancellation terms.
Some terms could leave you paying more than expected or make it difficult to back out if your plans change.
Conclusion
Choosing the right way to sell your home comes down to weighing the pros and cons against what matters most to you.
And remember, speed and price don’t have to be opposites.
The right real estate agent can help you sell quickly without sacrificing your chances of getting a great price.
If listing with an agent makes the most sense for you, we can match you with a vetted local listing agent who fits your situation.
You can learn how our no-cost service works and what to expect next.
