A local cash buyer is typically an investor or company based in the DFW area that purchases properties directly using their own capital. No bank financing means no appraisal contingencies, no loan approval delays, and no risk of last-minute financing collapse. The transaction is direct: property evaluation, written offer, and closing at a local title company. Fees to the seller are zero — the buyer covers all closing costs.
iBuyers are technology companies that generate offers using automated valuation models. The appeal is speed and convenience. The reality: service fees of 5-8% cut deeply into your proceeds, the algorithmic offer frequently drops after their in-person assessment reveals issues the model missed, and they typically only purchase homes in fair-to-good condition within specific price bands. Homes with foundation problems, code violations, or major structural needs are usually rejected outright.
A real estate agent lists your home on the MLS, markets to the buyer pool, manages showings, and negotiates offers. Commission runs 5-6% of the sale price. You will likely need to invest in repairs, staging, and photography before listing. The timeline: 60-90 days to go under contract plus 30-45 days for closing — total of 90-135 days minimum. Appraisal and financing contingencies introduce uncertainty throughout.
| Factor | Local Cash Buyer | iBuyer | Realtor |
|---|---|---|---|
| Seller Fees | $0 | $15,500-$24,800 | $15,500-$18,600 |
| Timeline | 7-21 days | 14-45 days | 90-135 days |
| Repairs Required | None | Sometimes | Usually |
| Offer Changes After Assessment | No | Often decreases | Subject to negotiation |
| Showings Required | None | None | Ongoing |
| Condition Restrictions | Any condition | Fair-to-good only | Any (affects price) |
| Estimated Net | ~$265K-$275K | ~$258K-$278K | ~$252K-$273K |
Choose a cash buyer when speed matters, your property needs work, or you are dealing with foreclosure, divorce, or inheritance. Consider an iBuyer if your home is in good condition and you value convenience over maximizing net proceeds. Go with a realtor if your home is updated, you have months to spare, and you want to test the open market.
Want to see your specific numbers? Get a free cash offer and compare it against your other options. We are happy to walk through the math on our detailed comparison page.
No obligation. No pressure. Just a fair number on the table within 24 hours.
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