Cash Offer vs. Listing Your St. Louis House
Local cash home buyers since 2016. 1,000+ houses bought in St. Louis MO & IL. 4.7 on Google from 65+ reviews. Read Google reviews.
As-is cash offer. No repairs. We typically cover closing costs. About 2 weeks — you pick the date.
A cash offer is usually faster and simpler. A listing can net more if the house is in good shape and you can wait. Compare time, repairs, commissions, and closing costs — then pick the path that fits your house, not a headline price. Call 636-525-1566 if you want our number next to a listing estimate.
House Sold Easy buys as-is for cash. We have done this in St. Louis since 2016. We will tell you when listing looks like the better net.
Side-by-side
Ranges below are typical categories, not a quote for your house. Agent commissions are commonly discussed in the mid-single digits of price (often quoted around 5–6% combined and always negotiable). Traditional sellers often also pay a share of title and closing items. We typically cover our standard closing costs.
| Factor | House Sold Easy cash offer | Listing with an agent | For sale by owner |
|---|---|---|---|
| Time to close | About 2 weeks, you pick the date | Often 60–120+ days including prep and underwriting | You find the buyer |
| Repairs | None — we buy as-is | Often needed to list and appraise | Buyers still inspect |
| Showings | One walkthrough | Many showings | You host them |
| Commission | None | Negotiable; commonly a mid-single-digit percent | None |
| Closing costs | We typically cover ours | Seller often pays a share | Seller usually still pays |
| Financing risk | Cash | Buyer loan can fail | You carry that risk |
| Certainty | Written offer, then title | Fall-throughs happen | Uncertain until a buyer funds |
See the same comparison idea on our home page and the process on how it works.
When a cash offer is the better fit
- The house needs repairs or is outdated
- You inherited it and do not want a cleanout
- You are on a foreclosure or move deadline
- Tenants are in place (sell with tenants)
- You want a known date more than a retail high
A cash buyer takes repair and holding risk. That is why the offer can sit below a repaired retail sale. Compare net proceeds and time, not the top line.
When listing is the better fit
If the house would show well, you can be flexible on date, and you are willing to host showings, an agent listing can produce a higher net after commissions and seller costs. Ask an agent for a net sheet. Ask us for a cash number. Put them on one page.
We do not list houses. We buy them.
Missouri cost categories (no invented totals)
On a traditional sale, sellers often see: remaining mortgage and liens, any agreed credits, a share of title/escrow, recording items, and (if you use an agent) commission. Missouri does not charge a statewide real estate transfer tax; some localities do, and the title company will show it. Details: seller closing costs in Missouri.
Common questions
How much do you lose selling to a cash buyer?
It depends on condition and the retail path. You are trading a possible higher retail net for speed, certainty, and no repair bill. We show our number in writing so you can compare.
What do agents charge in Missouri?
Commission is negotiable. Combined rates are often discussed around the mid-single digits of the sale price. Confirm with the agent you would hire.
Who pays closing costs in a cash sale with you?
We typically cover our standard closing costs. Your settlement statement is the final list.
How long does a listing take in St. Louis?
It varies by price, condition, and season. Many retail sales take a couple of months once you include prep, days on market, and the buyer’s loan.
When is listing the better choice?
Updated house, flexible timeline, willingness to show. We will say so if that is what we see.
What is an as-is listing?
You can list a house as-is with an agent. Buyers still inspect and often renegotiate. Selling as-is to us skips that loop.
How does House Sold Easy calculate an offer?
Location, condition, repairs, comps, and your date. Walkthrough, then a written offer.
Call 636-525-1566 or send the address. Local buyers since 2016 — 1,000+ houses in MO and IL.
A simple way to compare nets
Write down: likely list price if repaired, minus repair bids, minus a negotiable commission, minus the seller closing items your closer estimates, minus the months you will carry the house (insurance, taxes, utilities). Then write our cash number, which already has repairs and our time in it. The higher net is not always the cash number. The faster, more certain path often is.
We will not invent a “St. Louis average savings” figure. Your house is not an average.
Related
Call 636-525-1566.
After you have both numbers
Sit with a net sheet from an agent and our written offer. Check dates: when would you actually have money, not when would you list. Check work: who pays to make the house showable. Check risk: what happens if the buyer's loan fails.
If the listing net is clearly better and you can wait, list. If the cash net is close and you want the house off your calendar, sell to us. Call 636-525-1566 when you want the cash side of that page.