When Selling to a Cash Buyer Beats a Realtor (the math)

The standard advice is “you’ll get more by listing with a realtor.” That’s true on paper for a clean, updated, well-priced house in a hot neighborhood. But “list price” and “net proceeds” are very different numbers. When you actually run the math, cash sales win more often than people realize — especially when the house has any complicating factors.

This guide shows the actual net-proceeds calculation for both paths using a Chicagoland $280,000 house, and walks through when each option wins.

The Realtor Math: What “List Price” Actually Costs

Listed at $280,000. Sells at $272,000 (typical negotiation off list). Realistic deductions in Cook County 2026:

• Sale price: $272,000
• Realtor commission (5-6%): -$15,400 (using 5.5%)
• Seller closing costs (1-2%): -$3,500
• Cook County transfer tax: -$408 ($1.50/$1,000)
• Illinois state transfer tax: -$272 ($1.00/$1,000)
• Pre-sale repairs (typical): -$5,000 to -$15,000
• Pre-sale cleaning, staging, photos: -$1,500
• Title insurance: -$1,200
• Attorney fees: -$700
• Buyer concessions / inspection credits: -$3,000 (typical)

Net after typical deductions: $236,920 – $246,920

Then add holding costs while the house is on market and under contract — typically 90 days:

• Mortgage interest: $1,400/mo × 3 = $4,200
• Property taxes (Cook County avg): $500/mo × 3 = $1,500
• Insurance: $120/mo × 3 = $360
• Utilities: $200/mo × 3 = $600

Holding costs: -$6,660

Real net proceeds with realtor: $230,260 – $240,260

The Cash Buyer Math

Same house, sold for cash. Dover Funds offers $240,000 (real-world cash discount typically 80-90% of fair market value for clean houses, less for distressed):

• Sale price: $240,000
• Commission: $0 (no realtor)
• Closing costs: we pay them — $0 to seller
• Repairs: $0 (as-is)
• Staging / prep: $0
• Transfer taxes: we cover — $0 to seller
• Title insurance: we cover — $0 to seller
• Inspection credits: $0

Holding costs: 14-21 days only.

• Mortgage interest: $700
• Property taxes: $250
• Insurance: $60
• Utilities: $100

Holding costs: -$1,110

Real net proceeds with cash buyer: $238,890

The Comparison

• Realtor (best case, minimal repairs): $240,260
• Realtor (typical case): $235,000
• Realtor (with significant repairs): $225,000-$230,000
• Cash buyer: $238,890

In a typical Chicagoland case, the net proceeds are within $3,000-$7,000 of each other. The realtor wins by a hair on paper — but only after 90+ days of work, multiple showings, and the risk of the deal falling through (financing contingency failures, inspection issues, buyer cold feet).

When the Realtor Definitively Wins

• House is in excellent condition (no repairs needed)
• Hot neighborhood (median DOM under 30 days)
• You have time (60-120 days to spare)
• You can accommodate showings and live elsewhere
• House is updated to current buyer preferences

When the Cash Buyer Definitively Wins

• House needs significant repairs ($10K+)
• You’re in pre-foreclosure or behind on payments
• Tenant occupied (especially uncooperative tenant)
• Inherited property out of state
• Divorce / job relocation timeline
• Hoarder situation
• Code violations
• You don’t want to deal with showings, repairs, negotiations

The Real Question

“Will I get more money?” is the wrong frame. The right frame is “what’s my net after everything, including my time and certainty?”

If a cash sale nets you 95% of a realtor sale but happens in 21 days instead of 90, with no showings, no repairs, no risk of the deal falling through, and you can move on with your life — that 5% might be the cheapest insurance you ever buy.

For more detailed breakdowns, see our Cash Offer vs Realtor page and our Cash Offer vs Opendoor / Offerpad page.

Talk to Dover Funds — Free, No-Obligation Cash Offer

Prefer to talk? Call 224-220-3245. We work with sellers across Cook, DuPage, Lake, Kane, and McHenry counties.

This article is for general information only and is not legal, tax, or financial advice. Always consult a qualified attorney, CPA, or financial advisor for your specific situation.