Should I Sell My Home to an Investor?

Cash Now, or More Later

You've seen the ads: “We buy homes for cash!” 

• No repairs.

• No showings.

• No commissions

• Close in days.

It’s a tempting pitch — especially when life’s moving fast.

But that speed comes at a cost.

As a real estate agent who works with investors, and invests personally, I’ve seen the pros and cons from both sides of the deal.

So this isn’t about steering you one way or the other.

It’s about helping you understand exactly what you're trading: convenience vs. equity.

Let’s break down what investor offers really mean, what they leave out, and how they compare to the open market.

What Investor Promise…and What They Don’t Say

Investors aren’t doing charity work. 

Their business model relies on buying below market value, making improvements (sometimes), and reselling for a profit or renting for cash flow.

Here’s how they build in their margin:

• Subtract estimated repair costs (even if minor)

• Add a profit buffer, often $30K-$70k or more

• Factor in risk and carrying costs

• Sometimes even add a convenience fee (up to 8%)

• Many also renegotiate price after inspections or lowball appraisals

Here’s the pitch:

• “We’ll buy your home as-is” — No need for repairs or cleaning

• “You don’t have to list it” — No open houses, no strangers walking through

• “We can close in a week” — Perfect if you're in a hurry

But here’s what they leave out:

• You’re not getting full market value, most offers are 10%–30% below what your home could sell for

• They count on convenience being more valuable to you than extra cash

• Some investors wholesale the deal, meaning they may never intend to buy it themselves

The Open Market Reality

Selling on the open market takes more time and effort, no doubt about it.

You might need to:

• Make small repairs

• Deep clean or lightly stage

• Deal with showings and a longer timeline

But here’s the upside:

• You expose your home to the widest pool of buyers

• You create competition, which can drive your price up

• Even in "as-is" condition, open listings can draw serious offers, especially in hot zip codes

Case Study: A Real Seller with a Real Decision

I recently met with a homeowner who had a home that needed some work, original finishes, roof issues, pet damage, and they were leaning toward a quick sale.

We went to our network of investors and brought them a cash offer for $675,000, as-is, fast close.

That’s the convenience route, no showings, no repairs.

But as someone who works with investors and invests myself, I knew that wasn’t the whole picture.

So we walked through every option, side by side:

• List as-is after basic cleanup? Potential sale at $715K–$750K

• Light updates like paint, floors, and fixtures? Bump value to $775K–$825K

• Full cosmetic renovation? Market comps supported $950K–$1,000,000+ resale

Even after commissions and cost of repairs, they were looking at a possible $100K+ difference in net proceeds, all from understanding the full range of options, not just the easy offer up front.

What mattered most wasn’t choosing one path it was seeing all of them clearly.

Seeing the full picture helped them make a more confident, informed decision.

That’s what made the difference.

So When Does Each Option Make Sense?

Consider selling to an investor if:

• You’re relocating quickly

• The home needs major work you can’t or don’t want to deal with

• You’re facing foreclosure, probate, or another urgent situation

List on the open market if:

• You have 30–60 days to sell

• The home is in livable condition (even if not perfect)

• You want to walk away with the most money possible

What I’d Tell a Friend

Selling to an investor is fast and easy, but that speed usually costs you in equity.

Listing on the open market may take more time and effort, but it typically gets you maximum return, even after paying commission.

So ask yourself:

• Do I want speed, or do I want value?

• Am I trading convenience for cash, and am I okay with that?

There’s no wrong answer.

Just the one that fits your situation best.

If you want help figuring out which path gets you where you want to go, I’m here for that.

Stay Safe,

— Mike

Selling Soon? Let’s talk Strategy

Not sure is you should sell to an investor or on the open market?

Let’s break it down together.

No pressure. No hard pitch. Just real options and real numbers.

Let’s schedule a Strategy Session.