Should I Sell to a Cash Buyer or List with an Agent in Las Vegas?

by Ryan Rose

You've seen the signs: "We Buy Houses for Cash!" You've gotten the postcards. Maybe you're curious. Is selling to a cash buyer a good deal, or are you leaving money on the table?

The Short Answer

It depends on what you value more: speed and convenience or maximum money. Cash buyers offer the first. Traditional sales offer the second. Here's how to decide.

What Cash Buyers Offer

Speed. Close in 7-14 days instead of 75-105 days.

Convenience. No showings, no staging, no repairs, no waiting.

Certainty. Cash deals don't fall through due to financing issues.

As-is purchases. They buy your home in any condition.

No commissions. You don't pay agent fees (but you give up value in the price).

What Cash Buyers Cost You

Here's the reality: cash buyers typically pay 50-70% of market value. On a home worth $450,000, you might receive $270,000-$315,000.

Why so low? Cash buyers are investors. They need to:

Make repairs and updates
Cover their holding costs
Pay for resale marketing
Earn a profit margin

Your discount funds all of that.

The Math Comparison

Let's compare options on a $450,000 home:

Scenario	Net Proceeds
Cash Buyer (65% of value)	$292,500
Traditional Sale $450,000 sale price - $36,000 closing costs (8%) - $10,000 prep/repairs	$404,000
Difference	$111,500 more

That's a significant difference. But money isn't everything.

When Cash Buyers Make Sense

Facing foreclosure. If you need to sell in days to avoid foreclosure, speed matters more than price.

Inherited property you can't manage. Out-of-state, can't deal with repairs and showings, just want to move on.

Severe condition issues. Fire damage, mold, major structural problems that traditional buyers can't finance.

Financial distress. Need cash immediately for medical bills, divorce, or other urgent needs.

Vacant and costing you money. Every month of holding costs eats into the price difference.

Unwilling or unable to deal with the process. Some people genuinely value avoiding the hassle at any cost.

When to List Traditionally

You have time. If 3-4 months works for your timeline, list traditionally.

Your home is in decent condition. Move-in ready or close to it? List it.

You want maximum value. The price difference is substantial.

You can handle the process. Showings, negotiations, inspections, and waiting.

Types of Cash Buyers

Not all cash buyers are the same:

iBuyers (Opendoor, Offerpad): Technology companies that buy homes. Offers closer to market value (85-95%) but charge 5-10% service fees. Pickier about condition.

Local investors: "We Buy Houses" companies. Faster and more flexible, but lower offers (50-70%).

House flippers: Looking for deals they can renovate and resell. Lowest offers but will buy almost anything.

Individual cash buyers: Regular buyers who happen to have cash. May offer near market value through traditional channels.

Questions to Ask Cash Buyers

Before accepting any cash offer:

What exactly will you pay, net of any fees?
Are there any charges or deductions at closing?
What is your closing timeline?
Do you have proof of funds?
Can I see reviews or references from past sellers?
Is this offer negotiable?

Red Flags

Watch out for:

Pressure to sign quickly without time to think
Verbal offers that change when contracts appear
Fees that appear at closing that weren't disclosed
Requests for upfront payments from you
No physical address or verifiable business presence

The Bottom Line

Cash buyers trade convenience for money. If you have time and a reasonably sellable home, listing traditionally will almost always net you significantly more. If you need speed, simplicity, or have a difficult property, cash buyers provide a valuable alternative.

Unsure which path is right for you? Let's compare your options and find the approach that fits your situation.

Frequently Asked Questions: Cash Buyers vs. Real Estate Agents in Las Vegas

Q1: How much do cash buyers typically pay for homes in Las Vegas?

Cash buyers typically pay 50-70% of a home's market value. On a $450,000 home, you might receive between $270,000-$315,000. iBuyers like Opendoor may offer 85-95% of market value but charge 5-10% service fees, which reduces your net proceeds significantly.

Q2: How fast can I close with a cash buyer versus listing with an agent?

Cash buyers can close in 7-14 days, while traditional listings in Las Vegas typically take 75-105 days from listing to closing. If you need to sell quickly due to foreclosure, financial distress, or relocation, the speed advantage of cash buyers can be significant.

Q3: Do I still pay closing costs when selling to a cash buyer?

Most cash buyers cover their own closing costs and don't charge you agent commissions. However, some may deduct fees from their offer price. Always ask for a clear breakdown of your net proceeds and any fees before accepting an offer.

Q4: Will cash buyers purchase my home if it needs major repairs?

Yes, cash buyers purchase homes in as-is condition, including properties with fire damage, mold, structural issues, or homes that need extensive repairs. This is one of their main advantages over traditional buyers who often need financing that requires the home to meet certain condition standards.

Q5: How much more money will I make listing with an agent in Las Vegas?

On a $450,000 home, you could net approximately $111,500 more by listing traditionally versus selling to a cash buyer at 65% of market value. After deducting 8% closing costs and $10,000 in prep/repairs, a traditional sale nets around $404,000 compared to $292,500 from a cash buyer.

Q6: What's the difference between iBuyers and local cash investors?

iBuyers (like Opendoor and Offerpad) use technology to make instant offers at 85-95% of market value but charge 5-10% service fees and are selective about condition. Local "We Buy Houses" investors offer 50-70% of value but are faster, more flexible, and will buy homes in any condition.

Q7: Can I negotiate with cash buyers?

Yes, cash offers are often negotiable. Many cash buyers have some flexibility in their pricing, especially if you have competing offers or if market conditions favor sellers. Always ask if the offer is negotiable and consider getting multiple cash offers to compare.

Q8: What are red flags to watch for with cash buyers?

Be cautious of buyers who pressure you to sign immediately, change terms at closing, request upfront payments from you, add undisclosed fees, or lack a verifiable business presence. Legitimate cash buyers will give you time to review offers and provide proof of funds.

Q9: Should I sell to a cash buyer if I'm facing foreclosure in Las Vegas?

If you're facing imminent foreclosure, a cash buyer may be your best option. The ability to close in 7-14 days can help you avoid foreclosure, protect your credit, and potentially walk away with some cash rather than losing everything. Speed becomes more valuable than maximum price in these situations.

Q10: Do cash buyers ever pay close to market value?

Individual cash buyers purchasing through traditional channels may offer close to market value, but institutional cash buyers and investors typically don't. They need room for repairs, holding costs, and profit margin. If you're offered near market value by a cash buyer, verify their legitimacy and review all terms carefully.

Q11: What questions should I ask before accepting a cash offer?

Ask for your exact net proceeds after all fees, the specific closing timeline, proof of funds, references from past sellers, whether any charges or deductions will appear at closing, and if the offer is negotiable. A legitimate buyer will provide clear, written answers to all these questions.

Q12: Is it worth listing traditionally if my Las Vegas home needs some repairs?

If your home needs minor to moderate repairs and you have 3-4 months, listing traditionally is usually worth it. The $111,500+ difference in net proceeds (on a $450,000 home) far exceeds the cost of most repairs. Only severe condition issues like major structural damage or mold justify accepting significantly lower cash offers.