Should I List With An Agent Or Sell To A Cash Buyer? 

This is probably the most honest and straightforward evaluation on whether you should List With An Agent Or Sell To A House Cash Buyer.

We are going to answer our top asked question:

Should I List My House With An Agent Or Sell It To A Cash Buyer?

List With An Agent Or Sell To A Cash BuyerIf you have received a card from us with a request to buy your house in Connecticut in cash, great! You must be wondering why you would sell to random people, and why we would be interested in your house! You probably think that the obvious choice is to contact an agent. Not so fast.

If you are ready to sell and are serious about it, by all means read on as this article will save you a lot of headache, and money!

When To List With An Agent And When Not To List.

You should list with an agent if:

  • you do not mind the 2 to 5+ months your house will be listed on the market
  • you are OK with 2 to 5+ months worth of holding cost to pay
  • your house is in near-perfect condition
  • you are in no hurry to sell fast.

There it is! For once a straightforward answer to a difficult question.


Although Obvious When To List It, It Is Not As Obvious To Many When Not To List It.

The only time listing with an agent is reasonable, is when you still would get enough for your house, after all fees are deducted, to still be happy with what is left, measured against the work and effort it has cost of actually listing it with an agent. This is the case when your house is brand new, is a high priced estate or is in near-perfect condition.

But what if your house is not brand new?

Let’s say that your house does need repairs and/or updating. Is listing still a good option?

Maybe, but Probably not! Here is why:

When a house needs repairs, finding a good listing price is not as trivial as “listing  the house at a little lower value, to account for the repairs needed”. It just does not work that way. You do not buy a second-hand car based on the new price of the car minus the cost of repairs needed. Buying a house is no different. You have no idea what the actual condition is “under the hood“.

Just the fact that “I”, the buyer, still have a lot of work to do to fix it up results in a monetary penalty on your listing price, regardless of how much in repairs is actually needed.

An example:

Which of the 2 following houses would you buy being your everyday home buyer?

A house worth $200K that is turn key, nothing to be done, move in ready, everything set up Or,

A house worth $200K but sold at $170K  because it needs 30K in repairs to bring it to the exact same condition of the $200K house mentioned above?

Of course, no one would pick the $170K house. Why would you? Who wants to deal with the risk of anything going wrong, finding trustworthy contractors, waiting for the work to be completed etc.

So how much of a price cut would you demand to compensate for still having to deal with the work, the hassles, the risk, the uncertainty, the time you still need to invest? 

10K? 30K? 50K?

Sell My House Fast Before And After Rehab

So as you can see, the hassle and stress has a monetary penalty that is associated with the value of the house. Suddenly repairs are not just estimated as cost of material, and cost of labor. Risk, time, holding cost, uncertainties, one’s trouble to tackle it all, have a monetary penalty.

But that’s not all…

Who knows in what shape the house really is in, beyond the exterior appearance? No inspection reveals everything. That uncertain risk alone is costing you, the homeowner, money. Buyers will demand even less for the house just in case there are unexpected issues!

You have to step into the mindset of a buyer. Would you pay 100K+ for a house that still needs work? After all the hassle and paperwork and such a huge transaction, do you still want to be bothered with inspection, contractors, or even picking up a brush and start painting? Will the bank even approve  a buyer for a house that needs work? Will the bank also approve a loan for the repairs? There are just too many issues to deal with.

No, buyers will demand not just a “little” more off the list price. They will demand a lot more off the list price  to account for the headaches and risks associated with a house in less than perfect condition.

We have established that, if you list your house (that needs work) with an agent, the price will be significantly lowered. Homeowners do not realize this and this is the main reason why houses sit on the market for so long, and then homeowners are baffled why their house doesn’t sell for a “reasonable” price.

And that brings us to the next issue…

What does “time on market” mean in monetary terms?

Holding Costs!

While the house is sitting on the market, you pay insurance, taxes, utility bills, heating, ac, lawn care and maintenance! Not to mention closing costs and agent fees if it sells.

Homeowners need to be in the know when it is indeed best to list and when it is best not to list. By all means opt for an agent if you have enough value in the house to account for agent fees, closing costs, holding costs and selling fees to still make it worth the sale.

In conclusion, to answer the question: “What Is The Best Way To Sell My House Fast In Connecticut?“, the honest answer is “It Depends!”

List With An Agent Or Sell To A Cash Buyer?

It depends on your timeline, your funds available, the condition of your house and if you are willing to do the repairs yourself or not.

Listing your house in Connecticut with an agent is not for everyone. Listing a new house with an agent  has a penalty of agent fees, commissions and closing costs.


Most homeowners do not live in a brand new home! For an older house for sale in Connecticut, that is in need  of some repair or updating, listing it with an agent has the following monetary penalties on your net gain:

  • The house not being in top condition has a price penalty. – No one will pay full market value for a house in need of repair.
  • The mere fact that work still needs to be done is causing stress and has a monetary penalty.
  • The actual cost of the repairs is a monetary penalty.
  • Agent fees and commission is (obviously) a monetary penalty
  • The risk associated with not knowing, what else is in bad shape will demand a lower price, and thus is a monetary penalty.

As you can see now, selling to a cash buyer is a very valid option. If you are wondering “I need to sell my house in CT fast” keep this in mind: Cash buyers are not agents and usually there are no closing costs or agent fees to pay. Also  purchases are as is, which means there is no need for repairs. Also as we are dealing with private money, there are no bank approvals and we can close quickly. Think about it before you list with an agent!

If you want to find out how much a cash buyer like us, would offer in cash for your house before you make a commitment to list it please fill out your information below to gt your free all cash no obligation as is offer!

Before Committing To A Contract With An Agent

Why not find out first how much we would offer in cash for your house in CT? You have nothing to lose. No obligation, no commitment, completely free!

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Should I List My House With An Agent Or Sell It To A Cash Buyer?