Free Homeowner Tool
What Will I Actually Net — Selling As-Is, Listing, or Keeping My House?
The honest way to compare a cash offer against listing, repairing, or keeping a house is to calculate the net — what actually lands in your pocket — under each path, using the same costs every time. A higher headline price can net less after commission and carrying costs; a lower cash offer can net more after repairs and time. This tool runs all five paths side by side so the real winner is visible, not assumed.
Five-Exit Net Sheet
Enter the as-is value above to see all five paths compared.
Worked Example
A Maryland inherited house — all five paths run side by side
Inputs: $300k as-is · $360k repaired · $40k repairs · $255k cash offer · 5.5% commission · 1.5% closing · $1,500/mo carry · 3/5/0.5 months · no mortgage payoff.
| Path | Gross | Total Costs | Time | Net to You |
|---|---|---|---|---|
| Repair & List | $360,000 | $47,400 (repairs $40k + selling $7.4k) | 5 mo | $312,600 |
| List As-Is | $300,000 | $25,500 (commission + closing + carry) | 3 mo | $274,500 |
| Direct / Cash Sale | $255,000 | $5,300 (1% closing + ½ mo carry) | ½ mo | $249,700 |
| Rent (year 1) | $21,600 | $24,324 (turn + mgmt + vacancy + carry) | 12 mo | −$2,724 |
| Hold / Keep | — | $18,000 (carry only) | 12 mo | −$18,000 |
All figures are illustrative estimates for educational purposes. Not legal, tax, or financial advice. Verify all inputs with a qualified professional before making any real estate decision.
How to read the net sheet
The net sheet does one thing: it applies the same honest arithmetic to every path. The number that matters isn't the sale price — it's what you pocket after the mortgage is paid off, the agents are paid, the repairs are funded, and the months of holding cost are subtracted.
The carry column is the most underweighted number in real estate. Buyers pressuring a fast sale often claim "every week costs you a fortune." This tool lets you check whether that's true for your actual monthly carry — or whether it's manufactured urgency designed to compress your decision.
When a direct sale can win. If repair costs are high, carry is high, and the cash offer discount is modest, the direct path can net more than listing. This tool shows you exactly when that's true for your numbers — and when it isn't.
What this tool doesn't do. It doesn't appraise your home, guarantee repair costs, or predict how long your listing will take. Every input is your estimate. The output is only as good as your inputs — which is why a Home Transition Review gets a local expert to verify each line before you commit to anything.
Common questions
Does a cash offer ever net more than listing?
Yes — frequently. A cash offer eliminates commission (typically 5–6%), avoids repair costs, and removes months of carrying costs. On a $300k house with a $255k cash offer, the net after deducting $16.5k commission, $4.5k closing, and $4,500 in three months of carry comes to about $234k — while the cash sale at $255k minus minimal closing nets about $250k. Speed wins.
What costs should I subtract from a listing price?
Agent commission (typically 5–6%), transfer and recording fees (1–1.5% in Maryland for sellers), any concessions you offer the buyer, pre-sale repairs, and carrying costs for every month the property sits before closing. Together these often run 8–10% of the gross price — before the mortgage payoff comes off the top.
Is as-is always cheaper than repairing first?
No. If a repair returns more than it costs and doesn't add too many months of carrying cost, repairing first can net substantially more. A $30k renovation that adds $50k to the sale price improves your net by $20k minus the extra carry during those months. The tool shows you the crossover for your specific numbers.
How do carrying costs change the math?
Every month you hold the property costs money: mortgage, taxes, insurance, utilities, maintenance. At $1,500/month, three extra months on market costs $4,500 — a real reduction in your net that never shows up in the commission disclosure. At $3,000/month — common with a large mortgage or fast-deteriorating vacant house — six months costs $18,000 and can flip which path wins entirely.
Why does the rent path show a first-year position instead of a net?
Renting doesn't produce a lump-sum net the way selling does — it produces a monthly cash-flow position that compounds over years. Showing only year one prevents false comparisons: a rental that loses money in year one (because of turn costs and carry) but generates positive equity over ten years is a different decision than a sale. Year one tells you whether the immediate cash position is sustainable.
Related tools & reading
General information only — not legal, tax, or financial advice. Figures are illustrative estimates. Consult qualified professionals before making any real estate decision.
See this net sheet in writing
A Home Transition Review applies all of this to your actual situation — verified local numbers, all five paths, no pressure to go any particular direction.