3 Ways to Sell
Side by side, no thumb on the scale.
Cash is fastest and nets the least. Listing takes the longest and nets the most. Novation sits in between. Here's the honest breakdown.
Cash Offer
Sell directly, as-is, for a set price.
- Timeline
- As little as 2-3 weeks
- Condition required
- Any condition, no repairs needed
- Certainty
- Highest, a set price with no financing to fall through
- Typical net
- Lowest of the three, no commission or repair costs to weigh
- Who it fits
- Sellers who need speed and certainty over the top number
Typical net
Lower of the three
Novation
Repairs get handled first, then it lists on the open market.
- Timeline
- Repairs first, then a normal listing timeline
- Condition required
- Any condition, repairs happen before it lists
- Certainty
- High, since repair scope is agreed up front
- Typical net
- In between, since the repair cost gets settled at closing
- Who it fits
- Sellers who want more money but can't front repair cash
Typical net
Middle of the three
Retail Listing
Traditional listing, house shown as-is or after your own prep.
- Timeline
- A few weeks to a couple of months once listed
- Condition required
- Needs to show well to compete for top dollar
- Certainty
- Lower, since it's subject to buyer financing and inspection
- Typical net
- Highest, minus commission, repairs and holding costs
- Who it fits
- Sellers with time, a house in good shape, and no rush
Typical net
Higher of the three
The 3 Ways to Sell Worksheet
A one-page, printable comparison of cash, novation, and listing — with room to write in your own numbers.
I'll show you all three numbers for your house, then you pick.
No pressure toward any single option. Aldo Chandra lays out the real math so you know exactly what you're choosing between.