Should I sell to a cash buyer or list with an agent?

It depends on your situation. If you need to sell fast, can't afford repairs, or want certainty — we're the better call. If your house is in great shape and you have months to wait for the highest offer — an agent might be better.

How much does it cost to sell with an agent?

Typically 5-6% of the sale price in commission, plus 1-2% in closing costs, plus any repairs or cleaning you need to do before listing. On a $300,000 house, that's roughly $21,000 out of your pocket before you see a dime.

How fast can ARV close compared to an agent?

We close in 7-21 days. With an agent, the average time to close is 60-90 days — and that's after you find a buyer, which can take 30-90 more days. Total timeline with an agent: 3-6 months.

ARV Venture Group vs Listing with an Agent — Honest Side-by-Side

We'll tell you straight when an agent is the right call — and when we are.

If you're trying to decide whether to list your house with a real estate agent or sell it to us for cash — here's the honest comparison. No spin. Sometimes an agent is the right call. Sometimes we are.

Get My Cash Offer

Selling Fast vs Selling for the Most

Listing with an agent might net you a higher gross sale price — IF the house is clean, IF the market is hot, IF the buyer's financing doesn't fall through, IF you can wait 60-120 days.

A lot of "ifs."

If your situation has any of these — foreclosure, inherited property, tired landlord, divorce, code violations, tax issues, major repairs — selling fast usually nets you more after commissions, repairs, and time-on-market.

Side-by-Side Comparison

What matters	List with agent	Sell to ARV
Time to close	60-120 days (avg 90)	7-21 days
Agent commission	~6% of sale price	$0
Closing costs	~1-3% of sale price	$0 (we pay)
Repairs / staging	$5,000 - $50,000+	$0
Inspections	Buyer inspects, asks for credits	None
Financing risk	20-30% of deals fall through	$0 (cash buyer)
Showings	10-30+ over 60-90 days	1 walkthrough
Sell as-is	Rare — buyer demands repairs	Always
Sell occupied (tenants)	Hard	Yes
Sell during probate	Hard	Yes
Sell during foreclosure	Almost impossible	Yes — before auction

Time to close

List: 60-120 days

ARV: 7-21 days

Agent commission

List: ~6%

ARV: $0

Closing costs

List: ~1-3%

ARV: $0

Repairs / staging

List: $5K-$50K+

ARV: $0

Financing risk

List: 20-30% fall through

ARV: Cash — no risk

Showings

List: 10-30+ over months

ARV: 1 walkthrough

Sell as-is

List: Rare

ARV: Always

Sell occupied / probate / foreclosure

List: Hard to impossible

ARV: Yes

A Real Example

3-bed in Garland inherited from a parent. Listed price could be $230K.

Agent Path

→ $230K listing price
− Inspection: foundation + roof = $18K credit
= Final sale: $212K
− Agent commission (6%): -$12,720
− Closing costs (1.5%): -$3,180
− 8 months carrying costs: -$4,400
= Net to seller: ~$191,700

8 months of stress, showings, and uncertainty

ARV Cash Path

→ $185K cash offer
+ No commission
+ No closing costs
+ No repairs
+ No holding costs
= Net to seller: $185,000

Close in 12 days. Zero work.

That's a $6,700 difference. Is 8 months of stress worth $6,700?

For most of our sellers, no.

When You SHOULD List with an Agent

Be honest — there are cases where listing is the right call:

House is clean and recently updated.
You're not in a hurry — no foreclosure, no probate, no tenant issues.
You can afford to carry the house for 3-4 months.
You're emotionally ready for showings and a 60-90 day process.

If that's you — list. We'll cheer you on.

When You SHOULD Sell to ARV

You want speed — close in 7-21 days.
You want certainty — no buyer financing falling through.
The house needs repairs you can't or won't make.
You're dealing with foreclosure, probate, divorce, code violations, or bad tenants.
You want a clean exit, in cash, on a date you pick.

What matters	Listing with an Agent	Selling to ARV
Time to close	60-90 days average	7-21 days
Cleaning + repairs	You pay, you fix	We buy as-is, you do nothing
Commission + fees	6% + closing costs About $15K on a $250K house	Zero fees. We pay closing costs
Certainty of close	Buyer can back out, deal can fall through	Cash. No banks. No backing out
Showings + open houses	Strangers in your house for months	One walkthrough. Done
When agent is better	If your house is in great shape AND you have time to wait	If your house needs work, you need speed, or you don't want strangers in it

Time to close

Agent

60-90 days

ARV

7-21 days

Commission + fees

Agent

~6%

ARV

$0

Repairs needed

Agent

You pay

ARV

As-is

Deal certainty

Agent

Can fall through

ARV

Cash, guaranteed

Talk to Us

Call/text: +1 (210) 761-3033 [email protected]

We'll give you a straight answer — even if it's "you should list."

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