Selling a House As-Is in Houston: Cash Offer or List It?

If your house needs work, you have two main choices: fix it up and list it, or sell it as-is to a cash buyer. The right answer depends on the numbers and on how much time and hassle you're willing to take on.

What listing really costs

• Repairs and prep: buyers' lenders and inspectors often require repairs before closing.
• Commissions: often 5–6% of the price in total.
• Closing costs and credits: title policy, fees, and help with the buyer's costs, often 1–3%.
• Waiting: mortgage, taxes, insurance and utilities for every month until closing, usually 2–4 months or more.
• Risk: buyers can back out during the option period or if financing fails.

What a cash sale looks like

• No repairs, showings or open houses.
• No commissions, and the buyer often pays closing costs.
• You choose the closing date, sometimes in as little as 1–3 weeks.
• The price is lower, because the buyer takes on the repairs, costs and risk.

How to decide

Compare what you'd net, not the headline price. Use the cash offer vs. listing calculator with your own repair estimate and holding costs. A cash sale often makes sense for inherited homes, major repairs, tenant problems, or when you need to move quickly.

Try the free Cash Offer vs. Listing Calculator

Frequently asked questions

Do I have to make repairs to sell my house in Texas?

No. You can sell as-is, but you must still complete the Texas seller's disclosure about known problems. Buyers using a loan may still require certain repairs before their lender will fund.

How fast can I sell a house for cash?

Often in 1–3 weeks once the title is clear. Title issues, liens or probate can add time.