What You Take Home on a $310K Arlington Property
The analysis below uses Arlington's current median sale price and reflects real-world DFW transaction costs.
| Cost Line Item | Cash Sale to Us | Traditional MLS |
|---|---|---|
| Calendar Days to Close | 7–21 days | 75–150 days |
| Agent Commission (5–6%) | $0 | $15,500–$18,600 |
| Seller Closing Costs (2–3%) | $0 — we absorb them | $6,200–$9,300 |
| Pre-Sale Repairs & Staging | $0 | $8,000–$18,000 |
| Carrying Costs During Listing | $0 | $4,500–$9,000 |
| Buyer-Requested Concessions | $0 | $3,000–$7,500 |
| Showings & Disruption | One walkthrough | Ongoing for months |
| Appraisal Contingency | None | Can reduce or kill deal |
| Financing Contingency Risk | None | 15–20% of contracts fail |
| Est. Seller Net Proceeds | ~$270,000 | ~$250K–$270K |
The uncomfortable truth: A traditional listing might sell for $310K on paper, but after commissions ($18K), closing costs ($8K), repairs ($12K), buyer concessions ($5K), and three months of mortgage payments ($6K), your actual check is $261K. A cash offer of $270K with zero deductions puts more money in your account — and does it 100 days sooner.
When the Cash Path Clearly Wins
Immovable Deadlines
Foreclosure auction dates, job start dates, lease expirations, divorce settlement deadlines. When the calendar dictates the sale, a guaranteed cash close is the only option that delivers certainty.
Significant Structural Damage
Cracked slab foundations, failing pier-and-beam systems, fire damage, active mold. These conditions eliminate 80% of the buyer pool. Details on foundation issues →
Estate Properties
An inherited Arlington home with decades of accumulated belongings, deferred maintenance, and potentially unresolved probate.
Mortgage Distress
When you are behind on payments and the clock runs toward foreclosure, every week matters.
When Listing with an Agent Is the Better Move
We would rather lose a deal to honesty than win one through omission. A traditional listing may produce a higher net result when:
- Your Arlington home is recently updated, well-maintained, and ready for its MLS photo shoot tomorrow
- You have four to six months of flexibility with zero deadline pressure
- The Tarrant County market is in a strong seller's cycle with historically low inventory
- You can absorb $12,000–$18,000 in upfront prep, staging, and photography costs
- Weekend showings and open house foot traffic do not bother you
- You are comfortable with the 15–20% probability that your first contract falls through
Where National iBuyers Actually Stand
Opendoor, Offerpad, and similar platforms market instant convenience. The fine print tells a different story:
- Service fees range from 5% to 8% — frequently exceeding what a traditional agent charges
- The initial algorithm-generated offer drops 60% of the time after their in-person inspection
- Many iBuyers mandate specific repairs before they will close
- You interact with a national corporation's customer service queue, not someone local
| Factor | Local Cash (Us) | National iBuyer | MLS Listing |
|---|---|---|---|
| Seller Fees | $0 | 5–8% | 5–6% + closing |
| Days to Close | 7–21 | 14–60 | 75–150 |
| Repairs Required | None | Often required | Expected |
| Offer Stability | Firm post-walkthrough | Frequently reduced | Subject to negotiation |
| Local Knowledge | Street-level | Algorithm-based | Agent-dependent |
| Est. Net on $310K | ~$270K | ~$258K–$278K | ~$250K–$270K |
Still Weighing Your Options?
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