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Cash offer vs. listing with an agent.
Both are legitimate ways to sell a house. Which one is right depends almost entirely on the condition of the property and how much control you need over the timeline.
| Selling to Hinge Properties | Listing with an agent | |
|---|---|---|
| Commissions & fees | None | Typically 5–6% of the sale price |
| Closing costs | We cover standard costs | 1–3%, usually paid by you |
| Repairs before sale | None — we buy as-is | Often required by the buyer or inspector |
| Cleaning & staging | Leave it as it stands | Expected, sometimes at your cost |
| Showings & open houses | None | Ongoing, on the buyer’s schedule |
| Financing falling through | Never — we pay cash | A common cause of collapsed deals |
| Appraisal required | No | Yes, and a low appraisal can kill the sale |
| Time to close | As little as 7 days | Commonly 45–90 days |
| Who picks the closing date | You do | Negotiated with the buyer |
| Headline sale price | Below full retail — that is the trade for speed and certainty | Usually higher, before fees, repairs and holding costs |
Figures are typical ranges for the market, not guarantees — your own costs will vary. Listing with an agent is genuinely the better choice for plenty of sellers, and if that is you after seeing our number, we will tell you so.
Be honest with yourself
Which one fits you?
List with an agent if…
- The house is in good condition, or close to it.
- You can fund repairs and updates up front.
- You can comfortably wait 45–90 days, possibly longer.
- Showings, open houses and staging are not a problem for you.
- Getting the highest possible headline price matters more than certainty.
If this is you, list it. You will very likely net more, and we would rather you hear that from us than find out later.
Sell to us if…
- The house needs work you cannot or do not want to pay for.
- You need a firm closing date you control.
- The property is vacant, tenant-occupied, or mid-renovation.
- A failed financing contingency would be a genuine problem.
- Certainty and speed are worth more to you than the last few percent.
The part nobody prices in
What the retail path actually costs
A listing price is not what you receive. By the time a traditional sale closes, most sellers have paid roughly 6% in commission, another 2% in closing costs, whatever the inspection turned up, and two to three months of taxes, insurance, utilities and mortgage interest on a house they have often already moved out of.
On a house in good condition that still comes out ahead. On a house that needs a roof, it frequently does not — and that is before accounting for the deals that collapse when a buyer's financing falls apart six weeks in.
Our estimator nets both paths out with your own numbers, and it will tell you plainly when listing wins.
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