Seller Guide · Hampton Roads, Virginia
Cash Offer vs. Listing With a Realtor
By Matt Beck, Principal Broker, NetWorth Realty of Virginia Beach · VA License #0225274455 · Updated June 12, 2026
Listing with an agent usually gets you a higher price. A cash sale gets you speed, certainty, and no repairs or fees. Which one nets you more depends on your home’s condition, your timeline, and the cost of waiting. Here is the honest math, from a brokerage that can do both.
Side by side
| Cash sale | Listing with an agent | |
|---|---|---|
| Time to close | About 10 to 14 days | About 60 to 90 days, often longer |
| Sale price | Below full market value | Usually higher, if the home shows well |
| Repairs | None, sold as-is | Often expected before or after inspection |
| Showings | None | Ongoing, on buyers' schedules |
| Agent commission | None | Typically around 5 to 6 percent |
| Risk of falling through | Very low, funded buyer | Real, most fall-throughs are financing |
| Certainty of the number | Fixed in writing up front | Unknown until it closes |
The math people forget
The mistake is comparing a cash offer to a listing’s asking price. The fair comparison is what actually lands in your pocket. A traditional sale takes commission, repairs, months of carrying costs, and buyer concessions out of that higher number before you ever see it. A home that lists for $300,000 can net closer to $255,000 to $265,000 after a roughly 5 to 6 percent agent commission (the U.S. norm, per Bankrate), a few thousand in repairs, two or three months of mortgage and utilities, and typical concessions. Against that real net, a fast cash offer with none of those costs is often closer than the sticker prices suggest, and it is certain.
Cash usually wins when
The home needs work, you are on a deadline, you are handling a probate or inherited property, you are relocating for the military, or you simply want it done with certainty.
Listing usually wins when
The home is in good shape, you are not in a hurry, and you can live with showings and a longer, less certain timeline to chase a higher price.
Why we will tell you the truth
Most “we buy houses” operators only make money if you sell to them, so that is the only answer they give. NetWorth Realty of Virginia Beach is a licensed Virginia brokerage (Principal Broker Matt Beck, VA License #0225274455). We can see both paths, and if listing your home would clearly net you more, we will say so. The cash offer is an option we put on the table, not the only door we will open for you.
“The guys at NetWorth Realty are awesome to work with! Very trustworthy and professional. I recommend them to anyone with their real estate needs!”
Get the cash number to compare
See a written cash offer in about 48 hours, then compare it to what listing would really net you. No obligation either way.
Frequently asked questions
Will I really get less money selling for cash?+
Usually the headline price is lower with a cash sale, because the buyer takes on the repairs, the holding costs, and the risk. But the right comparison is your net proceeds, not the sticker price. Once you subtract agent commission, repairs, months of mortgage and utility payments, and buyer concessions from a traditional sale, the gap is frequently smaller than people expect.
What does a real estate agent cost in Virginia?+
Commission is typically around 5 to 6 percent of the sale price, usually split between the buyer's and seller's agents. On a $300,000 home that is roughly $15,000 to $18,000 before repairs, concessions, and closing costs.
How does NetWorth calculate its offer?+
Our offer reflects a fair cash price for your home in its current condition, below full market value, because we take on the repairs, the holding costs, and the risk that you would otherwise carry. We are happy to walk you through how we arrived at your number so it is never a black box, and because we are also a licensed brokerage, if listing would net you more, we will tell you.
When does listing with an agent make more sense?+
When the home is in good shape, you are not in a hurry, and you can handle showings and a longer timeline, listing on the open market usually nets more. Because NetWorth is also a licensed brokerage, we will tell you when that is the case rather than pushing a cash sale that is not right for you.