When you inherit a property, you have two main paths to selling it: accept a cash offer from a probate buyer, or list it with a real estate agent. Both have legitimate advantages. The right choice depends on your specific situation. This guide gives you the honest comparison — including the math most people don't see until it's too late. ## The Core Trade-Off **Cash buyer:** Faster, simpler, lower gross price, often higher net proceeds **Realtor:** Slower, more complex, higher gross price, often lower net proceeds That last point surprises most people. Let's show you why. ## The Real Math: $500,000 Inherited House Let's use a concrete example: an inherited house worth $500,000 in fair condition, needing about $15,000 in minor repairs. ### Path 1: List with a Realtor | Item | Amount | |---|---| | List price | $500,000 | | Realtor commission (6%) | -$30,000 | | Closing costs (seller pays) | -$5,000 | | Minor repairs before listing | -$15,000 | | Carrying costs during listing (3 months) | -$6,000 | | Price reduction after 45 days on market | -$10,000 | | **Net to estate** | **$434,000** | | Timeline | 4–6 months | ### Path 2: Sell to a Probate Buyer (As-Is) | Item | Amount | |---|---| | As-is cash offer | $470,000 | | Buyer fee (2–3%) | -$12,000 | | Closing costs | -$3,000 | | Repairs | $0 | | Carrying costs (close in 14 days) | -$500 | | **Net to estate** | **$454,500** | | Timeline | 14–21 days | **Result:** The cash buyer path nets the estate $20,500 more and closes 4–5 months faster. This surprises most people. The cash offer is $30,000 lower than the list price — but the estate nets more because of lower commissions, no repairs, and minimal carrying costs. ## When the Realtor Path Wins The math above assumes a typical inherited property. There are situations where listing with a realtor genuinely produces a better outcome: **1. Property is in excellent condition** If the house needs zero repairs and is move-in ready, the repair savings disappear from the cash buyer's advantage. **2. Hot seller's market with multiple offers** In a competitive market, a well-priced property can sell above asking price within days. The realtor's higher gross price can overcome the commission disadvantage. **3. Heirs have time and patience** If heirs don't need cash quickly and are willing to manage the process for 4–6 months, the realtor path may produce a slightly higher net in ideal conditions. **4. Property has unique features that attract premium buyers** Waterfront, historic, or architecturally significant properties sometimes attract buyers willing to pay well above market — buyers a probate buyer wouldn't match. ## When the Cash Buyer Path Wins **1. Property needs significant repairs** Every dollar you spend on repairs returns less than a dollar in sale price. As-is sales eliminate this math entirely. **2. You need to close quickly** Probate carrying costs are real. Every month of delay costs $1,000–$3,000. A 14-day close vs. a 5-month close is a $5,000–$15,000 difference in carrying costs alone. **3. Multiple heirs need to agree** The longer a property sits on the market, the more time heirs have to disagree. A cash offer on the table — with a specific number — often resolves family disputes faster than any other approach. **4. Property is vacant** Vacant properties deteriorate. Vandalism, weather damage, and deferred maintenance compound quickly. Every month of vacancy increases the risk of a major problem. **5. You're managing the estate from out of state** Listing with a realtor requires ongoing involvement: showings, negotiations, inspection responses, repair coordination. A cash sale requires almost none of this. **6. The estate has time pressure** Court deadlines, creditor claims, or heir financial needs sometimes require fast action. A cash buyer can close in 14 days. A realtor cannot. ## The Hidden Costs Most Heirs Don't Calculate When comparing offers, most heirs focus on the gross sale price. Here are the costs they forget: **Realtor commission:** 5–6% of sale price. On a $500,000 house, that's $25,000–$30,000. **Seller closing costs:** 1–2% of sale price. Another $5,000–$10,000. **Repairs and staging:** $5,000–$50,000+ depending on condition. **Carrying costs:** Property taxes, insurance, utilities, and maintenance while the property is listed. $1,000–$3,000/month. **Price reductions:** Properties that don't sell quickly often require price reductions. Average: $10,000–$25,000. **Deal fall-through risk:** 15–20% of realtor deals fall through due to financing, inspection, or appraisal issues. If your deal falls through, you start over — with more carrying costs. **Total hidden costs: $50,000–$100,000+ on a $500,000 property** A cash buyer eliminates most of these costs. ## The Comparison Table | Factor | Cash Buyer | Realtor | |---|---|---| | Timeline to close | 7–14 days | 60–120 days | | Repairs required | None | Often $5,000–$50,000 | | Commission/fee | 2–3% | 5–6% | | Financing contingency | None (cash) | Yes (deal can fall through) | | Inspection contingency | None | Yes (repairs negotiated) | | Appraisal required | No | Yes | | Carrying costs | Minimal | $3,000–$18,000 | | Heir involvement required | Low | High | | Deal certainty | 99%+ | 80–85% | | Net proceeds (typical) | Higher | Lower | ## How to Get the Best Cash Offer Not all cash buyers are equal. Here's how to maximize your offer: **1. Get multiple offers** Contact 2–3 probate buyers. Legitimate buyers will give you a written offer with no pressure. Competition improves your offer. **2. Provide complete information** The more information you give (condition, photos, any known issues), the more accurate the offer. Surprises at closing reduce your final price. **3. Understand what's included** Ask about fees, closing costs, and who pays what. A legitimate buyer is transparent about all costs upfront. **4. Check their track record** Ask for references. Check Google reviews. Verify licensing. A buyer with a proven track record is more reliable than one with no verifiable history. **5. Don't accept the first offer without comparison** Even if the first offer seems good, get at least one more. A 5% difference on a $400,000 property is $20,000. ## The Bottom Line For most inherited properties, a cash buyer produces a better outcome than a realtor — more net proceeds, faster closing, less executor involvement, and lower risk. The realtor path makes sense for properties in excellent condition in hot markets where heirs have time and patience. The cash buyer path makes sense for most other situations — especially when the property needs repairs, heirs need cash quickly, or the estate has time pressure. The key is to do the math with your specific property and situation — not to assume one path is always better. --- **National Probate Buyer provides free, no-obligation cash offers for inherited and probate properties in all 50 states.** We're transparent about our fees, our process, and our math. We'll show you exactly how our offer compares to the realtor path for your specific property. Call **(855) 928-8777** or [request a free cash offer](/contact) today. We respond within 2 hours during business hours.