A cash offer in hand?
Compare what you would keep.

Put these terms beside the price

• Seller-paid fees, deductions, closing costs, and credits.
• Inspection, cancellation, financing, and appraisal terms actually in the contract.
• Closing date, occupancy, and any rent-back agreement.
• Proof of funds and who is expected to purchase the property.
• Any assignment provisions or later opportunities to change the price.

Cash describes how the purchase is funded. It does not automatically mean no inspection, no contingencies, or a guaranteed closing.

Start with the offer you have

What list price beats this written offer?

Enter your written cash offer and the costs you know. You do not need to guess your home’s listing price.

Leave a cost blank if you don’t know it. The final break-even price stays unknown until the costs are resolved. Enter 0 only when the cost does not apply.

Written cash-offer amount ($) required

Total seller-paid cash-offer deductions ($)

Include fees, credits, closing costs, and any work you must pay for under that offer. Exclude carrying costs and mortgage payoff here.

Negotiated percentage selling costs for a listing (%)

Other listing costs, credits & preparation ($)

Use the preparation plan you are considering. Count each cost once; exclude percentage costs, carrying costs, and mortgage payoff here.

Add carrying costs and closing times

Leave unknown figures blank. A final threshold requires carrying costs for both paths; use 0 only when no carrying cost applies. Carrying costs can include interest, property tax, insurance, HOA, utilities, and maintenance. Exclude loan principal repayment; review the mortgage payoff separately.

Monthly property carrying cost ($)

Months until the cash offer closes

Months until a listing closes, including preparation

Selling-cost percentages are negotiated, never standard commissions. A cash offer can also have fees or deductions: check the written terms.

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Your result

Start with your written offer. I’ll help check whether the listing threshold is realistic.

The threshold is the sale price a listing would need to achieve; an asking price alone does not establish proceeds. Proceeds are before mortgage payoff and personal taxes. The result uses your costs and timing and does not guarantee that an offer will close. Numbers stay in this page unless you choose to include them in a review request.

I already have estimated listing prices: compare three options

Detailed comparison

Compare what you would keep.

Use a written cash offer and your own listing estimates. Every field needs a number; enter 0 only when a cost does not apply. If a cost is unknown, use the simpler calculator above to identify what still needs checking.

Monthly carrying cost ($)

Written cash offer

Offer or estimated sale price ($)

Negotiated selling costs (%)

Other closing costs & credits ($)

Preparation cost ($)

Months until closing

List as-is

Offer or estimated sale price ($)

Negotiated selling costs (%)

Other closing costs & credits ($)

Preparation cost ($)

Months until closing

List after preparation

Offer or estimated sale price ($)

Negotiated selling costs (%)

Other closing costs & credits ($)

Preparation cost ($)

Months until closing

Selling-cost percentages are your negotiated amounts, never a standard commission. Include each cost only once. Carrying costs can include interest, property tax, insurance, HOA, utilities, and maintenance. Exclude loan principal repayment; review the mortgage payoff separately. Mortgage payoff and personal income taxes are excluded; these figures are proceeds before those items.

Compare my selling options Try an illustrative example Clear

Your comparison will appear here.

Estimated prices are scenarios, not offers or appraisals. The highest calculation may come with more time, work, or contract risk. Numbers stay in this page unless you choose to include them in a review request.

How much more would a listing need to bring?

Start with the simple calculator above: it solves for the listing price needed to match your written offer’s proceeds, without asking you to estimate a listing price. That number is a threshold. Your comparable-sale review examines whether it is realistic for the property and current competition.

Convenience belongs in the decision

If the two estimated nets are close, avoiding work or choosing a specific timeline may matter more to you. If they are far apart, investigate whether the potential additional proceeds justify the work and uncertainty. A larger estimate is useful only when its assumptions are credible.