Is a cash offer always lower than a listing?

Usually lower than the fixed up listed price, but not always lower than what a listing nets after costs and time. On a house that needs work, the two often land close.

Can I negotiate a cash offer?

Yes. Ask for the math and push on the repair budget or the margin. Our number moves when the facts move, not after you have taken the house off the market.

What if I accept and then change my mind?

Read the contract for your contingencies before signing. Ours has no financing or appraisal contingency, so the date holds. If the buyer never gave the written assignment notice and assigns anyway, Maryland law lets you rescind before closing.

Maryland

Should I accept a cash offer on my Maryland house?

Accept it when the net number beats what a listing would leave you after commission, repairs, seller closing costs and months of carrying costs, or when a certain date is worth more than the last dollar. Decline it when the house is already in retail condition and you can wait. Put both numbers on one page before you decide.

The short version

A listing nets the sale price minus 5 to 6 percent commission, roughly 1 to 2 percent seller closing costs, the repairs and prep, cleanout and staging, and 2 to 4 months of mortgage, taxes and utilities while it sits.
A cash sale nets the offer minus what you owe on the house. No commission, no seller closing costs, no repairs, and the title company pays transfer and recordation tax from the proceeds.
The offer should come with its math: renovated value, repair budget, costs and margin. How much do cash home buyers pay in Maryland shows a worked example.
A cash offer that drops after inspection, or a buyer who turns out to be a wholesaler, changes the answer. Are cash home buyers in Maryland legit has the checks.

The one page worksheet

Line one: a listing agent’s estimate of the sale price in today’s condition, and separately the price fixed up with the repair bill next to it.
Line two: subtract commission, seller closing costs, repairs, cleanout, and the carrying costs for the months the listing will take.
Line three: the written cash offer, minus the mortgage payoff and any liens. That is the cash number.
Line four: the date each route closes, and what that date is worth to you. A foreclosure sale date, a probate deadline or a report date can be worth more than the difference.

Questions to settle before you sign

Is this the final net number? No fees, no credits, no second negotiation after inspection.
Who is the buyer? The entity on the contract, with proof of funds, and no assignment without written notice.
Which title company? A licensed Maryland title company, named in the offer.
How long is the offer good? Long enough to get a listing estimate and a second cash offer. Do I need a realtor to sell my house in Maryland covers the listing side.

Get your Maryland cash offer

Written, usually within a day, with the math shown.

Prefer to talk? Call (443) 505-7653

Maryland seller questions

Is a cash offer always lower than a listing?: Usually lower than the fixed up listed price, but not always lower than what a listing nets after costs and time. On a house that needs work, the two often land close.
Can I negotiate a cash offer?: Yes. Ask for the math and push on the repair budget or the margin. Our number moves when the facts move, not after you have taken the house off the market.
What if I accept and then change my mind?: Read the contract for your contingencies before signing. Ours has no financing or appraisal contingency, so the date holds. If the buyer never gave the written assignment notice and assigns anyway, Maryland law lets you rescind before closing.