Most sellers focus on the headline price and forget the fine print. But the real question isn’t “What will it sell for?”—it’s “What will I actually net?” Between make-ready work, commissions, credits after inspection, and months of carrying costs, a traditional MLS sale can chip away at your proceeds more than you expect. Here’s a clear, homeowner-friendly breakdown—plus a simple worksheet to compare an agent listing with a direct, as-is sale to Middle Georgia Cash Homes.
Quick Answer
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Agent/MLS can deliver strong prices for photo-ready homes—but expect commissions, prep costs, possible inspection credits, and 45–75+ days door-to-door.
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Direct, as-is sale trades a bit of price for speed, certainty, and no repairs. Many sellers find the true net surprisingly close—sometimes better—once time and expenses are included.
The Traditional Route: Where the Money Goes
1) Commission
Typical total commission is often 5–6% of the sale price (negotiated and market-dependent).
Example: Sell at $150,000 → $9,000 at 6% (not “$9,000k”—just $9,000).
2) Seller Closing Costs (1–3% Typical)
Think deed prep/recording, title/attorney fees, transfer taxes where applicable, HOA estoppel, courier/wire, and prorations.
Example: 2% of $150,000 → $3,000.
3) Repairs & Inspection Credits
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Pre-list make-ready: paint, lights, mulch, carpet, handyman touch-ups.
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Post-inspection: credits or repairs for items flagged by the buyer’s inspector or lender (roof/HVAC/plumbing/safety items).
These can range from hundreds to many thousands.
4) Holding Costs (The Silent Profit Killer)
While you wait for photos, showings, appraisal, underwriting, and closing, you still pay mortgage interest, taxes, insurance, utilities, lawn/HOA.
If your combined daily carry is $85 and the process takes 60 days, that’s $5,100—and longer if the first buyer falls through.
5) Marketing & Misc.
Even with an agent, you may still pitch in for staging, premium photos/3D, signage, paid boosts, touch-up cleaning, and last-minute fixes. Every market and agreement is different—get inclusions in writing.
The Direct, As-Is Path: What It Usually Looks Like
When you sell directly to Middle Georgia Cash Homes, you’re trading the “maybe later” for a date-certain closing and zero repair hassle.
What you skip:
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No listing commission
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No make-ready or inspection punch list
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No showings or open houses
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Minimal carrying time (often days, not months)
Costs: With our team, we spell out in writing who pays what. In many cases, we can handle standard seller closing costs, so your number is simple and predictable.
Side-by-Side Net Worksheet (Fill This In)
MLS / Agent Route
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Likely sale price: $________
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Commission (____%): $________
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Make-ready + staging + cleaning: $________
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Expected inspection credits/repairs: $________
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Holding cost per day $____ × ____ days: $________
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Seller closing costs (1–3%): $________
= Estimated MLS Net: $________
Direct, As-Is to Middle Georgia Cash Homes
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Cash offer: $________
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Commission: $0
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Repairs/make-ready: $0
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Holding cost per day $____ × ____ days: $________
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Seller closing costs: $0 (if we cover—confirmed in writing)
= Estimated Direct Net: $________
Pick the path that wins on net + timeline + stress—not just the sticker price.
When an Agent Listing Makes Sense
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Your home is updated, photo-ready, and likely to compete at the top of recent comps.
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You’re comfortable investing in prep and waiting for the right retail buyer.
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You’re fine with showings, appraisal, and the possibility of inspection negotiations.
When a Direct Sale Shines
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The home needs repairs you don’t want to tackle.
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You want a guaranteed date (relocation, estate, pre-foreclosure, tenant issues).
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You prefer privacy (no sign, no photos online, no traffic through your home).
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You care more about a clean net and certainty than chasing a bidding war.
Common Questions
Will I get less with a direct offer?
The headline price may be lower—but once you subtract commission, make-ready, credits, and months of carry, many sellers find the true net is close or better, with far less hassle.
How fast can we close?
Once title is clear, we can often close in days, and you can choose the date. Need a few days after closing to move? Ask about post-closing occupancy.
Do I have to clean or empty the house?
No heavy lifting. Take what you want and leave the rest—we’ll handle it.
Bottom Line
Selling in Georgia isn’t just about the price—it’s about your net and your timeline. If you’d like a clear, written as-is number from Middle Georgia Cash Homes so you can plug it into the worksheet and compare, we’re happy to help—no pressure, no obligation.
Call or text Middle Georgia Cash Homes LLC at 478-216-1795 .