Choosing between a cash buyer and MLS listing in Phoenix? Here's an honest comparison of speed, costs, and convenience.
Timeline Comparison
| Stage | Cash Buyer | MLS Listing |
|---|---|---|
| Prep Time | 0 days | 7-30 days |
| Marketing | 0 days | 30-60 days |
| Offer to Close | 7-14 days | 30-45 days |
| Total | 7-14 days | 67-135 days |
Cost Comparison (on $400K Phoenix Home)
Cash Buyer Costs
- Realtor commission: $0
- Repairs: $0
- Closing costs: $0 (buyer pays)
- Holding costs: $0
- Total: $0
MLS Costs
- Realtor commission (6%): $24,000
- Pre-sale repairs: $15,000
- Staging: $2,000
- Holding costs (3 months): $6,000
- Total: $47,000
When to Choose Cash Buyer
- Need to close in under 30 days
- Property needs $15K+ in repairs
- Facing foreclosure or financial hardship
- Inherited property, probate situation
- Want zero hassle (no showings, staging, negotiations)
When to Choose MLS
- Home is move-in ready in prime Phoenix area
- Have 3-4 months to sell
- Willing to handle showings and repairs
- Want maximum exposure to buyers
💡 The Math
On a $400K Phoenix home needing repairs:
MLS: $400K sale - $47K costs = $353K net
Cash buyer: $360K offer - $0 costs = $360K net
Cash buyer nets MORE despite lower offer price!
Key Takeaways
- Cash buyers close 5-10x faster than MLS (days vs months)
- MLS costs average $30K-$50K in Phoenix (commission, repairs, holding)
- For distressed properties, cash buyers often net more after costs
- Choose MLS for pristine homes; cash for speed or as-is sales
Compare Your Phoenix Options
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