Selling to us vs.
listing with an agent.
Higher list price doesn’t always mean more money in your pocket. Here’s an honest look at what each option actually costs — in time, fees, and stress.
Get My Free Cash Offer →Every factor, side by side
This is what selling your Maryland home actually looks like — whether you go with an agent or sell directly to Impact Home Team.
| Impact Home Team(410) 824-1687 | Listing with an AgentTraditional Sale | |
|---|---|---|
| Commissions & Fees | ✓$0 — None | ✗5–6% paid by you |
| Closing Costs | ✓We cover all closing costs | ✗1–3% paid by you |
| Repairs Required | ✓None — we buy as-is | ✗Often required to attract buyers |
| Time to Offer | ✓Within 24 hours | ✗Days to weeks on market |
| Average Time to Close | ✓7–21 days | ✗60–90+ days |
| Financing Contingency Risk | ✓None — cash purchase | ✗Up to 15% of deals fall through |
| Appraisal Required | ✓No | ✗Yes — can kill the deal |
| Number of Showings | ✓0–1 walkthrough | ✗Repeated showings, open houses |
| Closing Date | ✓Your choice | ✗Set by buyer’s lender |
| Property Condition | ✓Any condition accepted | ✗Must be market-ready |
| Holding Costs During Sale | ✓Minimal — closes fast | ✗Mortgage, taxes, insurance for 90+ days |
| Cleanout Required | ✓No — leave what you want | ✗Must be vacant and cleaned |
| Certainty of Sale | ✓Guaranteed once accepted | ✗Can fall through at any stage |
What you actually net at closing
On a $250,000 home, the difference between selling methods is often $20,000–$35,000 in real costs — before you factor in your time and stress. Here’s what the math actually looks like.
It’s not just about the number
Price is one factor. Here’s what Maryland homeowners tell us actually made the difference when they decided to sell to Impact Home Team.
Speed
When you need out — whether it’s foreclosure, an estate to settle, or just a life change — waiting 90 days for a traditional sale can cost you more than the difference in price. We close in days, not months.
Certainty
Cash means no financing contingencies, no appraisal surprises, no deal falling through two weeks before closing. Once you accept our offer, the sale is done.
As-Is Condition
A property that needs $30,000 in repairs won’t list well on the MLS. We buy exactly what you have — no repairs, no cleaning, no money spent before closing.
Simplicity
No staging, no showings, no open houses, no waiting for buyer financing to come through. One walkthrough, one offer, one closing. That’s the entire process.
Estate & Probate Ease
For inherited properties, the last thing a grieving family needs is managing a listing process. We work with Personal Representatives and attorneys to make the property side as simple as possible.
Your Timeline
When you list, the buyer’s lender sets the closing date. When you sell to us, you pick the date. Moving in 45 days? Need 6 months? We work around your life, not ours.
When listing with an agent
might be the better move
We believe in giving you the full picture. There are situations where listing makes more sense — and we’ll tell you that upfront.
Your home is in great condition
If your property is move-in ready, updated, and in a strong market area, listing could yield a higher net — especially if you’re not in a rush. The math changes significantly when you don’t need repairs.
You have 3–6 months to wait
If timing isn’t a constraint and you can absorb the holding costs comfortably, a traditional sale in a hot market can outperform a cash offer. Time is the key variable.
You’re in a high-demand neighborhood
Some Baltimore-area neighborhoods see strong buyer competition that can push prices well above our cash offer range. If multiple offers are likely, listing may net you more.
You want a high retail price above all else
If maximizing the sale price is your primary goal and you’re willing to manage the process, repairs, and uncertainty that comes with it, an agent may help you get there.
We’ll never pressure you into selling to us. If you tell us your situation and it’s clear listing would serve you better, we’ll tell you that directly — and we can point you toward resources to help. Our reputation is built on honest advice, not just closed deals.
See what we’d pay for
your specific property.
Every property is different. Fill out the form below and we’ll have a real, written cash offer to you within 24 hours — so you can compare it against any other option you’re considering.