Cash Buyer vs Realtor
Cash Buyer vs Realtor: Which Is Better?
Real costs, real timelines, real tradeoffs. Here's the side-by-side breakdown for Chicagoland sellers.
Selling a house traditionally with a realtor works well when the property is move-in ready, you have months to wait, and you’re willing to absorb the costs of commissions, repairs, and closing time. For everyone else, a cash buyer is often the better path. Here’s the side-by-side breakdown so you can decide which one fits your situation.
Side-by-Side: Realtor vs Dover Funds Cash Sale
| Factor | Traditional Realtor | Dover Funds (Cash) |
|---|---|---|
| Timeline to closing | 60-120 days typical | 14-30 days, your pick |
| Commission | 5-7% of sale price | $0 — none |
| Closing costs (seller) | 1-3% of sale price | $0 — we cover them |
| Repairs required | Often thousands worth before listing | None — we buy as-is |
| Repair concessions after inspection | Common, often $5K-$25K+ | None |
| Showings | Many, scheduled with little notice | One walkthrough, sometimes none |
| Buyer financing risk | Real — deals fall through 5-10% of the time | Zero — we close cash |
| Continued mortgage during process | Yes, while listed | No — closes fast |
| Stress level | High — open houses, negotiations, uncertainty | Low — one offer, one closing |
| Top-of-market price | Yes if conditions allow | Below retail — but no fees, no concessions, no commissions |
The Math That Matters
On paper, listing with a realtor sounds better — “retail price” is the highest number. But what you actually net is what counts. A $400,000 Chicagoland home listed with a realtor often nets the seller closer to $350,000 after commissions (~$24,000), seller-paid closing costs (~$8,000), pre-listing repairs (~$10,000-$20,000), inspection concessions (~$8,000-$15,000), and 3-4 months of continued mortgage payments (~$8,000-$10,000). A cash offer at $360,000 with no fees, no repairs, and a 21-day close is often within $5,000-$15,000 of the listed-retail net — and you skip the listing entirely.
When a Realtor Is the Right Choice
- The home is move-in ready or close to it
- You have 90+ days flexibility on closing
- You’re not facing financial pressure (no foreclosure, no missed payments)
- You can pay for pre-listing repairs out of pocket
- You’re willing to live with the home in showing-ready condition for 1-3 months
When a Cash Buyer Is the Right Choice
- You need to sell before a foreclosure date or other deadline
- The home needs major work (HVAC, roof, foundation, code violations)
- You inherited the property and don’t want to deal with cleanout or repairs
- You’re going through divorce and want neutral, fast resolution
- You’re a tired landlord with problem tenants or deferred maintenance
- You’re relocating and need a hard close date
- You don’t want strangers walking through your home
How We Make Our Offer
Our offer is based on the after-repair value of comparable homes in your neighborhood, minus the cost of repairs the property needs and a fair margin for our work. We’re transparent about how we arrive at the number — happy to walk you through it line by line. There’s no obligation, no pressure, and no fee to get the offer.
Get a Cash Offer in 48 Hours
Tell us about your house — we’ll have an offer to you within 48 hours. Compare it to what your realtor projects you’d net at retail. Pick what’s better for your situation. Call 224-220-3245 or fill out the form.
Get Your Free Cash Offer in 48 Hours
No obligation, no fees, no pressure. Tell us about your house and we’ll be in touch.