Full disclosure: we're a direct cash buyer, one of the five options below. I've tried to write this the way I'd explain it to a friend, including when we're not the right choice.
How do the five ways to sell compare?
| List with an agent | Direct cash buyer | iBuyer (e.g. Opendoor) | Wholesaler | For sale by owner | |
|---|---|---|---|---|---|
| Who buys | A retail buyer, usually with a mortgage | The company itself, in its own name | The iBuyer company | Usually another investor; the wholesaler assigns your contract | A retail buyer you find |
| Main cost to you | Commission, about 5.59% total average in Delaware (2.81% listing side, 2.78% buyer side), negotiable | A lower price; no commission | Service fee that varies by home and market (described in Opendoor's own guides as typically around 5%), plus repair deductions | A lower price; the wholesaler's fee comes out of the gap between your price and the end buyer's | Your time; often a buyer's agent fee (about 2.78% on average) if you offer one |
| Seller's closing costs (settlement, deed prep) | You pay your side | Varies by buyer; Silverside pays them, including your share of transfer tax, itemized in writing | Ask for them in writing, separate from the service fee | Set by the contract; read it | You pay your side |
| Seller's share of transfer tax (Delaware: usually 2% of the price) | You pay it (customary 50/50 split) | Varies by buyer; Silverside pays them, including your share of transfer tax | Ask who pays it, in writing | Set by the contract; read it | You pay it (customary 50/50 split) |
| Repairs | You fund them, or accept a lower price and inspection credits | None. As-is. | Deducted from the offer after an assessment | As-is, but the end buyer may renegotiate | Your call |
| Typical timeline | Often 60–120 days including time on market | About 10–60 days, your date | Opendoor lets sellers pick a date roughly 21–60 days out | Depends on finding an end buyer | Depends on finding a buyer, then a financed closing |
| Certainty | Financing, appraisal and inspection can fall through late | No financing contingency | Offer can drop after the assessment | Lowest: no end buyer, no closing. Delaware gives you a 21-day cancel right. | Same financing risks as listing |
| Best when | Good condition and you have time | Needs work, a deadline, tenants, an estate | Newer, standard house in an area the iBuyer serves | Rarely the best route; check for a direct buyer first | You have a buyer lined up, or real experience |
Sources and dates for these figures are listed at the bottom. Commission data come from Clever Real Estate's August 2026 agent survey, which uses a regional sample for Delaware. The iBuyer fee is from Opendoor's own published guidance as of October 2026; check whether Opendoor makes offers at your address, since coverage varies.
What does each route net on a $300,000 Delaware house?
Illustrative numbers only, for a house worth $300,000 in move-in condition. Assumptions: Delaware realty transfer tax of 4% split 50/50 (2% seller share), carrying costs of $1,500 a month, and $1,500 of other seller closing costs on a listing.
| Line | List with an agent | FSBO, offering a buyer's agent fee |
|---|---|---|
| Sale price | $300,000 | $300,000 (if you get full price) |
| Commission | −$16,770 (5.59%) | −$8,340 (2.78% buyer side) |
| Seller transfer tax (2%) | −$6,000 | −$6,000 |
| Carrying costs | −$4,500 (3 months) | −$6,000 (4 months) |
| Other closing costs | −$1,500 | −$1,500 |
| Net before mortgage payoff | $271,230 | $278,160 |
So what offer would you need from a buyer who doesn't charge a commission to match that $271,230 listing net?
| Route | Assumptions | Offer needed to match the listing net |
|---|---|---|
| Direct cash buyer: Silverside | Silverside pays all closing costs, including your share of transfer tax; one month of carrying costs; no fees | About $272,700 |
| Direct cash buyer that charges you the 2% seller transfer tax | You pay the 2% seller transfer tax; one month of carrying costs; no fees and no other closing costs | About $278,300 |
| iBuyer | Service fee of 5% (the historical figure) plus 2% transfer tax; one month of carrying costs; no repair deduction | About $293,300 |
| Wholesaler | Same math as a direct buyer that charges you the transfer tax, but only if an end buyer actually closes | About $278,300 |
The honest takeaway: on a house that is already in good shape, a cash offer rarely reaches the number you'd need, and listing usually wins. The math flips when the house needs $20,000, $40,000 or more of work, when it won't pass a lender's inspection, or when months of carrying costs, a probate deadline or tenants change the picture. Our worked example on a Wilmington twin that needs work shows that case line by line.
On FSBO prices: the National Association of REALTORS reported a $360,000 median for FSBO sales versus $425,000 for agent-assisted sales in its 2025 profile. Those are different houses in different markets, so it's not a like-for-like discount, but don't assume a FSBO sale gets full price.
When does each way to sell win?
- List with an agent when the house shows well, will qualify for a mortgage as-is, and you can carry it for two to four months. If it only needs updates, Fix & List (we fund the repairs, you list with an agent you choose) can get you closer to retail.
- A direct cash buyer when the house needs major work, won't finance, is full of belongings, has tenants, or you need a sure date. See our cash offer and how it works.
- An iBuyer when the house is newer and standard, it's in an area they serve, and you value a fast online process. Ask for the service fee and repair deductions in writing.
- A wholesaler rarely, and only with eyes open. Read Delaware's wholesaling law and the cash buyer vetting checklist first.
- FSBO when you already have a buyer (a neighbor, a tenant, family) and a settlement attorney to handle the paperwork.
- Something in between: seller financing, a mortgage takeover or cash + rent-back can beat a straight cash price in the right situation. Compare all five of our options.
When does listing net more than a cash offer?
More often than cash buyers like to admit. If your house is close to move-in ready, the gap between a retail price and an as-is cash price is usually bigger than the commission you'd save. When that's true for your house, I'll tell you, and I'll show you the math in writing. That's not modesty: a deal that's bad for you isn't one I want.
How do you run the numbers for your own house?
- Cash offer vs. listing calculator: compare a real offer to a listing with your repairs, commission and months on market.
- Net proceeds calculator: what you walk away with after payoff, commission and transfer tax.
- Delaware transfer tax calculator: the seller and buyer shares.
Get a number to compare
A written offer with the math lets you compare apples to apples. No obligation, and I'll tell you if listing nets more.
Get My Written Offer Call (302) 525-0787Frequently asked questions
Is a cash buyer or a realtor better in Delaware?
If the house is in good shape and you have a few months, listing with an agent usually nets more. A cash buyer makes more sense when the house needs major work, won't qualify for financing, or you need a certain date.
How much are realtor commissions in Delaware in 2026?
Commissions are negotiable. Clever Real Estate's August 2026 survey put Delaware's average total at about 5.59% (2.81% listing side, 2.78% buyer side), using a regional sample.
How much does Opendoor charge?
Opendoor says its service fee varies by market and property and is shown in each offer; its guides have described it as typically around 5%. Repair costs found in the assessment are deducted separately.
What is the difference between a cash buyer and a wholesaler?
A direct cash buyer takes title in its own name with its own funds. A wholesaler signs your contract and assigns it to another investor for a fee. In Delaware, wholesalers must give a disclosure form and you can cancel within 21 days.
Does selling FSBO save money?
It can save the listing-side commission, but you take on pricing, showings, negotiation and paperwork, and you may still pay a buyer's agent. NAR reports FSBO homes sold for a lower median price, though they are not identical homes.
Sources
- Clever Real Estate: average commission rates (Aug 2026 agent survey; Delaware figures)
- Opendoor: how Opendoor makes money (service fee, closing costs, timing)
- NAR: 2025 Profile of Home Buyers and Sellers (FSBO share and median prices)
- Delaware Code Title 30, Ch. 54 (Realty Transfer Tax)
- Delaware SB 201 (wholesaling) bill detail
General information, not legal, tax, or financial advice. Laws, fees, and schedules change. Confirm with the office named or your attorney.
