Seller Education Center · Updated October 2026 · By ATL Home Buyers
The Question That Matters: What Do You Net?
Sellers often compare a list price to a cash offer and stop there. But the list price isn't what you walk away with. To compare fairly, subtract everything it costs to get to closing — and weigh how long it takes and how likely it is to actually close.
Side-by-Side Example
| Example: $250K ARV house needing $30K of work | Fix & List | List As-Is | Cash Sale |
|---|---|---|---|
| Sale price | $250,000 | $205,000 | $175,000 |
| Repairs before listing | –$30,000 | $0 | $0 |
| Agent commissions (~5.5%) | –$13,750 | –$11,275 | $0 |
| Seller closing costs (attorney, GA transfer tax, misc.) | –$2,500 | –$2,500 | $0 |
| Holding costs (mortgage interest, taxes, insurance, utilities) | –$6,000 (4 mo) | –$4,500 (3 mo) | –$750 (2–3 wks) |
| Buyer concessions / inspection credits (~2%) | –$5,000 | –$4,100 | $0 |
| Estimated net to seller | $192,750 | $182,625 | $174,250 |
| Typical time to close | 3–5 months | 2–4 months | 7–21 days |
| Cash you need up front | ~$30,000 | Little | None |
| Risk deal falls through | Moderate (financing, appraisal) | Higher (as-is financing) | Low |
Illustrative example only. Your numbers will differ — commissions are negotiable, and repair costs, holding costs, market conditions and offers vary by property.
What This Example Shows
For a house that needs work, fixing it up and listing it often nets the most money — but only if you have the cash for repairs, the time to manage contractors, and can carry the house for several months. In this example, that extra effort is worth about $18,500 before taxes, spread over 4+ months.
The cash sale nets less on paper but closes in weeks, requires no upfront money, and removes the risk of a buyer's financing or appraisal falling through.
When Listing With an Agent Usually Wins
- The house is move-in ready or needs only light cosmetic work
- You aren't under time pressure and can handle showings
- You can afford to carry the house for a few months
When a Direct Cash Sale Usually Wins
- The house needs major repairs (foundation, roof, systems, fire or water damage)
- You're facing foreclosure, a tax sale, or another hard deadline
- It's an inherited house, a rental with tenants, or you live out of state
- You value certainty and speed more than squeezing out the last dollar
Questions to Ask Any Cash Buyer
- Who pays closing costs, and are there any fees deducted from my offer?
- Is there an inspection or financing contingency, and how long is it?
- Do you need to assign the contract, or are you buying it yourself?
- Which closing attorney will handle the sale?
- Can you show me how you calculated the offer?
A good buyer will answer all of these clearly. We'll walk you through our numbers line by line — and if listing makes more sense for your house, we'll tell you.
See how we buy houses that need repairs →
Want a Cash Offer to Compare?
Submit Your Property Info
Fill out the quick form with basic details about your property. No obligation — it takes less than 2 minutes.
Receive Your Cash Offer
Our team reviews your info and delivers a fair, no-obligation cash offer within 24 hours — often the same day.
Choose Your Closing Date
If you accept, you pick the closing date. We handle all paperwork and cover 100% of closing costs.
Get Paid in Cash
Close on your schedule and walk away with cash in hand. No waiting, no surprises.
Frequently Asked Questions
Do cash buyers pay less than market value?
Usually yes, compared to the after-repair price, because the buyer takes on repairs, holding costs and resale risk. The real comparison is your net proceeds and timeline, not the headline price.
How much are real estate commissions in Atlanta?
Commissions are negotiable. Many sellers have historically paid around 5 to 6 percent combined, but rates vary by agent and agreement.
What closing costs do Georgia sellers pay?
Typically the closing attorney fee, the Georgia real estate transfer tax ($1 per $1,000 of the sale price), any payoffs, and prorated property taxes. When you sell to us, we pay normal closing costs.
How fast can a cash sale close?
Often in 7 to 21 days, depending on title work. You can also choose a later date.
Will you tell me if listing is the better option?
Yes. If your house would clearly net more on the market, we will say so.
This guide is general information, not legal, tax or financial advice. Laws and timelines change and every situation is different — talk with a Georgia attorney, CPA or HUD-approved housing counselor about your specific case.
Request My Purchase Price
Fill out the form below and we'll be in touch within 24 hours
You're All Set!
Thank you! A member of the ATL Home Buyers team will reach out within 24 hours with your cash offer.
Questions? Call us at 404-348-0589