So, you’ve decided it’s time to sell your house. Maybe you’re downsizing, relocating, dealing with a tough personal situation, or just plain tired of owning the property. Whatever the reason, the next step can be the trickiest—how should you sell?
Most homeowners in Ontario end up debating the same two options:
Should I sell my house for cash or list it with a real estate agent?
Both paths can get your house sold, but they couldn’t be more different. One is fast and direct. The other involves inspections, open houses, and the hopes of landing the right buyer. There’s no “one-size-fits-all,” but there is a way that fits you better.
Let’s break it down so you can make a clear, confident choice.
What Does It Mean to Sell Your House for Cash?
When people hear “cash buyer,” they sometimes picture something shady. Let’s clear that up right away.
Selling your house for cash simply means selling it directly to someone who has the funds ready to buy—no mortgage, no bank, no long approval process. That buyer could be a real estate investor, a professional buying company like Bloom Homes, or even a private buyer with deep pockets.
Here’s what sets this method apart:
- No agents
- No open houses
- No cleaning or repairs
- No buyer financing issues
- Closing in as little as a week
It’s quick. It’s clean. It skips a lot of the hassle. But yes, there’s a trade-off—we’ll get into that.
What Does Listing With an Agent Involve?
This is the route most people know: you hire a real estate agent, they list your home on the MLS, and they market it to the public. You might host showings, open houses, or virtual tours. The goal is to attract the best offer and sell at—or above—market value.
That’s the idea, anyway.
While it works well in certain situations, this route comes with time, effort, and expense that sellers don’t always expect.
Listing typically involves:
- Repairs and staging
- Multiple showings
- Waiting for the right buyer
- Appraisals and inspections
- Possible price reductions
- Paying agent commissions
Comparing the Two Side-by-Side
Here’s a breakdown of what you can expect when selling your house for cash vs. listing it with an agent:
| Factor | Selling for Cash | Listing with an Agent |
|---|---|---|
| Speed | Close in 7–14 days | 30–90 days, sometimes more |
| Repairs Needed | None | Usually required |
| Showings | None | Multiple, often inconvenient |
| Fees/Commissions | $0 | 4–6% commission average |
| Closing Costs | Often covered by buyer | Usually shared with seller |
| Certainty | High—cash buyers rarely back out | Low—deals can fall through |
| Final Sale Price | Below market, but fair | Full price possible, but not guaranteed |
So what does this mean for you?
When Selling for Cash Makes More Sense
Not every seller wants to go through weeks of cleaning, painting, and juggling schedules. If you’re dealing with a tight timeline or a property that’s not in tip-top shape, a cash sale might be the better fit.
Cash sales are great if:
- You need to sell fast
- The home needs repairs or upgrades
- You’re dealing with foreclosure, divorce, or probate
- The property is vacant or you’ve already moved
- You want to skip realtors and showings
- You value simplicity over squeezing every dollar
At Bloom Homes, we help homeowners in Ontario who just want an easy way out—no pressure, no lowball games, just fair offers based on what the house is actually worth in its current state.
When Listing With an Agent Makes More Sense
Of course, not every house is a candidate for a quick cash sale. If you have time, money to invest in upgrades, and your home is in great shape, listing might earn you more in the end.
Listing can be a better fit if:
- You don’t mind waiting
- Your house is in excellent condition
- You’re okay with cleaning, staging, and repairs
- You’re comfortable paying agent commissions
- You want to try for the highest sale price
Just keep in mind that listing comes with risks—buyers backing out, drawn-out closings, inspection delays, and price negotiations that don’t always go your way.
The Hidden Costs of Listing
It’s easy to see a higher asking price and think that listing will net you more money. But once the dust settles, many sellers are surprised by how much gets chipped away.
Here’s what you might end up paying:
- Realtor commissions: 4–6%
- Repairs and improvements: varies (can easily be $5,000+)
- Closing costs: 1–2%
- Holding costs: mortgage, taxes, utilities while waiting to close
- Staging and cleaning
That “top dollar” sale price? It starts to shrink fast.
How Cash Offers Are Calculated
Let’s say your house would sell for $500,000 after repairs. But it needs a new roof, paint, flooring, and a good clean-up. That’s $40,000 in work right there.
Now toss in agent fees, taxes, time on market, and buyer financing risks.
A cash buyer might offer you $375,000 to $400,000 and take care of everything else.
You’re giving up some of that price tag, sure—but you’re also saving time, skipping repairs, and walking away without lifting a finger.
At Bloom Homes, we make it simple. We look at the home’s current condition, the market, and the numbers, then make a real, no-pressure cash offer.
Don’t Forget About Alternative Options
Sometimes you don’t want to fix the house, but you also don’t want to take a lump-sum offer. That’s where other creative solutions come in.
Seller financing is when you act as the bank, and the buyer pays you over time. You get monthly income without the hassle of renting.
Lease-to-purchase lets a renter live in the home with an agreement to buy later—giving you rent now and a buyer down the line.
Bloom Homes can help with those too. We’ll walk through every option and help you figure out what works for your situation.
What Should You Do Next?
Ask yourself a few simple questions:
- Do I need to sell quickly?
- Is the house in good shape, or does it need work?
- Am I able (and willing) to handle showings, cleaning, and repairs?
- Would I rather get the most money possible, or avoid the stress and close fast?
There’s no wrong answer. But knowing what matters most to you will make the decision a whole lot easier.
Whether you choose to sell your house for cash or list it with an agent, it’s your house—and your call.
Want to get a real offer and see what your house could sell for right now without the guesswork? Reach out to Bloom Homes and let’s talk. We’ll look at your house, give you your options, and help you decide what makes the most sense.