Run your own numbers in the net proceeds calculator → Or compare both paths side by side in the cash vs. list calculator.
What is the real trade-off between cash and listing?
A cash buyer (an investor) has to renovate, hold, and resell the house, so the offer will be below full retail value. What you get in return is certainty and convenience: no repairs, no showings, no commission, no financing contingency, and a closing date you choose. The question is how much that's worth to you, and the only way to answer it is to run your own numbers.
What does the math look like on a Wilmington twin that needs work?
Illustrative numbers only. Your house will be different.
| List with an agent | Sell as-is for cash | |
|---|---|---|
| Sale price | $300,000 (after repairs) | $215,000 |
| Repairs before listing | −$35,000 | $0 |
| Agent commission (5–6% is common; negotiable) | −$16,500 | $0 |
| Seller's share of transfer tax (2% of price, typical 50/50 split of 4%) | −$6,000 | $0 with Silverside (we pay your share) |
| Buyer concessions / inspection credits | −$5,000 | $0 |
| Carrying costs, 4 months (mortgage interest, taxes, insurance, utilities) | −$6,000 | −$1,000 (≈3 weeks) |
| Other closing costs (settlement, deed prep, etc.) | −$2,000 | $0 with Silverside (we pay them) |
| Estimated net before mortgage payoff | $229,500 | $214,000 |
In this example, listing nets roughly $15,500 more, but only if the repairs come in on budget, the buyer's financing and appraisal hold up, and the house sells in about four months. You also have to put up $35,000 for repairs before you see any of it. Whether that difference is worth it depends on whether you have the cash, the time, and the tolerance for risk.
When is listing with an agent usually better?
- The house is move-in ready or needs only cosmetic touch-ups.
- You have two to four months and can cover payments while you wait.
- The house will qualify for FHA or conventional financing as-is.
When is a cash sale usually better?
- The house needs major repairs (roof, structure, systems, water damage) that you can't or don't want to fund.
- It won't pass a lender's appraisal or inspection in its current condition.
- You need a certain date: foreclosure, divorce, relocation, a probate deadline.
- It's an inherited house full of belongings, or a rental with difficult tenants.
How do you protect yourself with any cash buyer?
- Get the offer in writing, including who pays which closing costs.
- Close through an independent Delaware settlement attorney. Never pay anything up front.
- Ask directly whether the buyer will close themselves or assign the contract. Under Delaware law, a wholesaler must give you a written disclosure, and you can cancel a wholesale agreement until midnight of the 21st calendar day after signing (or until closing, if that's sooner).
- Get more than one opinion: an agent's comparative market analysis, an appraisal, or a second offer.
Want a cash offer on your house?
No repairs, no commissions, no obligation. Pick your own closing date.
Get My Written Offer Call (302) 525-0787