Honest Comparison
Honest comparison of selling FSBO versus selling to a cash buyer. Real numbers, timelines, and trade-offs.
FSBO means you sell yourself - handle marketing, showings, negotiations, and paperwork. A cash buyer purchases directly with cash - no financing, no contingencies, no agent on either side. FSBO maximizes price but requires significant time and effort. Cash buyers maximize speed and convenience at a lower price point.
Timeline: FSBO 90-180 days vs Cash 7-14 days. Sale Price: FSBO 90-100% market vs Cash 70-85% ARV. Costs: FSBO has MLS fees + possible buyer agent commission (2.5-3%) + closing costs. Cash sales: $0 costs to seller. Effort: FSBO 20-40+ hours. Cash: one form submission. Certainty: FSBO 85% close rate. Cash: 95%+ close rate. Condition: FSBO needs move-in ready. Cash buys any condition.
FSBO is better when: property is in excellent condition, you have 3-6+ months, you have real estate experience, your market has strong buyer demand, and you want maximum price above all else. FSBO works best for standard single-family homes in desirable neighborhoods.
Cash is better when: you need to sell in under 30 days, the property needs repairs, you want zero hassle, the property has complications (liens, tenants, code violations, probate), you are selling non-residential property, or you value certainty over maximum price.
Example: $300K Florida home needing $20K repairs. FSBO: $290K sale minus $8.7K buyer agent minus $5.8K closing minus $20K repairs minus $8K carrying costs = $247,500 net after 120+ days. Cash: $235K offer minus $0 costs = $235,000 net after 10 days. Difference: $12,500 (5%) but you get paid 110 days sooner and invest zero effort.
Absolutely. Many sellers start FSBO and switch to a cash buyer after 60-90 days.
Cash offers are lower than retail but after FSBO costs (buyer agent, closing, repairs, carrying), net difference is typically 5-10%.
Yes. Cash sales are 30-35% of all transactions nationally per ATTOM Data.