Free Tool · 30 Seconds

Retail vs Cash Offer Calculator

Most sellers see only the listing price. But what you actually walk away with depends on commissions, repairs, concessions, and how long the home sits on the market. Move the sliders below to see both scenarios side-by-side for your home.

Your Property

Use rough estimates. The calculator does the rest.

Estimated retail listing price $85,000

What a realtor would list it for if it were fully repaired and on the MLS.

Condition of the home Average

0 = Needs major work · 1 = Average · 2 = Good · 3 = Move-in ready

Estimated months on market (retail) 4 months

Manufactured homes on owned land often take 4-8 months retail. Cash to Roger is 14-30 days.

List With a Realtor

Best case if a buyer with conventional financing closes.

Listing price$85,000

Realtor commission (6%)$5,100

Pre-listing repairs$4,250

Buyer-requested repairs$2,550

Buyer closing concessions (2%)$1,700

Seller closing costs (~1%)$850

Holding costs (taxes, ins, util)$2,000

Title & misc$1,500

You net$67,050

Closes in ~4-6 months · uncertain

Sell to Roger (Cash)

As-is, no repairs, no fees, no commission.

Cash offer$59,500

Realtor commission$0

Repairs (we handle all)$0

Buyer concessions$0

Seller closing costs$0

Holding costs$0

Title (we pay)$0

You net$59,500

Closes in 7-30 days · guaranteed

Difference between scenarios

$7,550

Retail nets more on paper — but only if everything goes right. With a cash offer you skip 4 months of waiting, repairs, and the risk a buyer's financing falls through.

Get My Actual Cash Offer →

How this calculator works: Cash offer is calculated at 70-85% of estimated retail (sliding based on condition), which is typical for direct-buyer offers. Realtor scenario assumes a 6% commission, 5% pre-listing repairs, 3% buyer-requested repair credits, 2% buyer concessions (closing-cost help), 1% seller closing costs, plus holding costs of ~0.6% per month (property tax + insurance + utilities). Title and miscellaneous fees flat $1,500. These are averages — your actual numbers may vary. The real answer comes from Roger walking the property and writing you a concrete offer.