Cash Offer vs Listing With an Agent in the Northeast
Agents will tell you they get a higher price. Cash buyers will tell you they close faster. Both are true. The real question is what you net after all costs, and how much of your life the process costs you.
Gross vs net
Agent sale in the Northeast: 5–6% commission ($15k–$40k on a typical home), 2–3% closing costs, plus repairs the buyer's inspector will demand ($5k–$25k). Now subtract 3–6 months of mortgage, taxes, and heat.
Cash sale: zero commission, we cover all closing costs, no repairs. Lower gross number but often a comparable — sometimes higher — net.
Certainty
Roughly 1 in 5 Northeast agent-listed deals falls through — usually financing, inspection, or appraisal. Cash sales close because there's no financing to fall apart.
When to list with an agent
Move-in ready, no time pressure, no life event forcing a fast sale. If you check all three boxes and can wait 90–120 days, an agent may net you more.