Cash Offer or List With an Agent? We Show You Both Numbers.

Listing can net a higher sticker price — but subtract 5-6% commission, repairs, staging, and 2-3+ months of carrying costs before you know the real number. A cash offer skips all of that: no commission, no repairs, no showings, closed in as little as 10-14 days. We'll show you the honest math on both so you can pick.

Both numbers in writing, every time — Jacksonville, Fernandina Beach, Yulee, Orange Park, St. Augustine, Palatka, and all of Northeast Florida.

No commission

No repairs needed

No showings

Close in 10-14 days

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Cash Offer Number (In Writing) As-is, no commission, no repairs. We'll show what you'd actually pocket after typical costs.

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Listing "Truth Check" What an agent listing would likely net after commission, repairs, and time on market.

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Honest Recommendation If listing nets you more and you can wait, we'll tell you that.

Real Case — Closed As-Is, No Showings, 2024

A landlord facing repairs and tenant turnover sold to us as-is — no repairs, no showings, no commission — and closed on their timeline. See the redacted closing statement below.

See the redacted closing statement →

Get Your Cash Offer

We reply fast: initial email review in 1–2 hours. No obligation.

What's the main situation?

The Sticker Price Isn't the Net Price

Listing price and take-home cash are two different numbers. Here's what actually eats into the gap.

Commission

5-6% off the top before anything else

On a $250,000 home, that's $12,500-$15,000 gone before closing costs, repairs, or a price cut from a low appraisal. A cash offer has no commission — the number we give you is the number, minus normal closing costs.

Repairs and time

Retail buyers expect the house to pass inspection

Repairs, cleaning, and staging usually come before a listing goes live, and a traditional sale in Northeast Florida typically runs 60-90+ days with financing contingencies that can fall through. A cash sale skips repairs and can close in 10-14 days.

The honest tradeoff

Speed and certainty vs. a potentially higher sale price

Listing can net more if the property is in good shape and you can wait. A cash offer trades some of that upside for certainty and speed. We'll show you both numbers so you're picking with real information, not a guess.

Two Real Paths. We'll Show You Both Numbers.

No pressure toward either one — just the honest math so you can choose.

Best for Speed & Certainty

Cash Offer

A guaranteed cash price. No commission, no repairs, no showings. We typically cover standard closing costs. You pick the closing date.

Closes in as little as 10-14 days
No repairs, no staging, no showings

Best for Max Sale Price

List With an Agent

Can net a higher sticker price if the property shows well and you can carry it 60-90+ days. Commission, repairs, staging, and showings apply.

Potentially higher gross price
Requires repairs, showings, and time

Real Closings — Redacted HUD Proof

Real Cash Closings — No Repairs, No Showings

Each card shows a real cash sale — with a redacted closing statement you can review. Look for "Due to Seller" on the HUD.

InheritanceTenantsCode Issue

"She feared losing her water."

Situation: Inherited mobile home. Tenant trashed it. Shared well + code restrictions blocked a normal sale.
What we did: Structured a plan that protected her living situation and water rights.
Result: Clean closing with net proceeds in hand — no panic decisions.

LandlordTenantsRepairs

"She wanted out — without hurting tenants."

Situation: Burned-out landlord. Repairs needed. Didn't want to displace tenants or manage contractors.
What we did: Presented cash and terms options. Committed to keep tenants in place short-term.
Result: Sold without showings, repairs, or tenant chaos.

Late PaymentsLienRepairs

"She was upside down and stuck."

Situation: Behind on payments. Code lien. Would've needed cash to close a traditional sale.
What we did: Took over the existing mortgage and covered closing costs — no out-of-pocket for her.
Result: She walked away without bringing a check to closing.

📁 Full redacted closing statements available on request. Every deal is attorney-closed.

Straight Answers — No Runaround

The questions we hear most about cash offers vs. listing.

It depends on the property's condition, how fast you need to close, and current buyer demand. Listing can produce a higher sale price, but you subtract commission (typically 6%), repairs, staging, and 2-3+ months of carrying costs before you know the real number. We'll show you both so you can compare directly.

Commission is typically 5-6% of the sale price, split between buyer's and seller's agents. On a $250,000 home that's $12,500-$15,000 off the top, before closing costs, repairs, or any price reduction from an appraisal gap.

A traditional listing in Northeast Florida typically takes 60-90+ days from listing to closing, including buyer financing contingencies that can fall through. A cash sale can close in as little as 10-14 days with no financing contingency.

Most retail buyers using a mortgage expect the home to pass an appraisal and inspection, so repairs, cleaning, and staging are usually necessary to get top dollar. A cash buyer purchases as-is — no repairs, no staging, no showings.

The cash offer is usually below the top-of-market retail price, because it prices in speed, certainty, and skipping repairs/commission/carrying costs. Whether that trade is worth it depends on your timeline, the property's condition, and what those months of holding costs would actually cost you.

Yes. A cash offer from us doesn't expire quickly and there's no obligation to accept it. Some sellers list first as a test and come back to a cash sale if the property doesn't move or a deal falls through.