What Would You Actually Keep? Run Your Own Numbers.
A listing price isn't what you pocket, and neither is a cash offer. This calculator runs the honest math both ways — the same math we use on ourselves. Sometimes it says "list with an agent." That's fine; we'd rather you know.
Estimates for comparison only — commissions assumed at 5.5%, retail closing costs ~1.5%, plus a 5% negotiation/inspection haircut on the fixed-up price, which is typical. Your real cash offer comes from comps and a walkthrough, not this page.
How to read your result
If the listing number wins by a wide margin and you have the cash, time, and stomach for a renovation project — list the house. Genuinely. Where the cash side earns its keep is when the gap is narrow: then you're comparing a certain number on a chosen date against a hoped-for number after months of spending, managing contractors, and praying the buyer's financing holds. The calculator can't price your peace of mind — only you can.
Want the real version of the left column? Here's exactly how we build an offer — or skip to asking us.
Get the Real Number, Not the Estimate
Tell us where the house is and how to reach you — that's it.