Selling To Us vs. Listing With An Agent

When sellers step back and truly run the numbers—not just the headline price—the conversation changes.

Yes, listing your home can produce a higher gross sale price on paper.
And yes, real estate agents serve a real purpose for the right home, condition, and timeline.

But gross price is not the same as net proceeds, and it definitely doesn’t account for time, risk, stress, or out-of-pocket costs.

	Selling w/ An Agent
Commissions / Fees:	6% on average is paid by you, the seller	NONE
Who Pays Closing Costs?:	2% on average is paid by you, the seller	NONE – We pay all costs
Inspection & Financing Contingency*:	Yes, sales can fall through	NONE
Appraisal Needed:	Yes, the sale is often subject to appraisal	NONE – We make cash offers
Average Days Until Sold:	+/- 91 Days	IMMEDIATE CASH OFFER
Number of Showings:	It Depends	1 (Just Us)
Closing Date:	50-90 +/- days after accepting buyers offer	The Date Of YOUR CHOICE
Who Pays For Repairs?:	The SELLER, Negotiated During Inspection Period	NONE – We pay for all repairs

Even in a competitive seller’s market like NY, taking time to explore all your options can make a significant difference in achieving your real estate goals. While listing with a local agent might promise a higher initial sales price, this doesn’t always translate to more money in your pocket or a smoother experience. Examine the comparison below to discover which path aligns best with your specific situation.

What the Numbers Actually Look Like When You Compare Your Options

Here’s what often gets missed 👇

The Hidden Costs of the Traditional Route (That Add Up Fast)

Before a home ever hits the market, most Rochester sellers are advised to “just do a few things”:

• Interior paint touch-ups
• Decluttering or partial clean-out
• Minor repairs flagged by agents or inspectors
• Exterior curb appeal improvements

In real numbers, even basic prep work often looks like this:

• Interior paint & patching: $3,500 – $8,000
• Deep cleaning / clean-out: $1,000 – $3,000
• Landscaping, yard cleanup, exterior fixes: $1,500 – $4,000+
• Misc. repairs buyers will still negotiate later: $2,000 – $7,500

That’s $7,000 to $20,000+ before inspections, buyer demands, or price reductions.

And while the home is listed, you’re still paying:

• Mortgage payments
• Property taxes
• Insurance
• Utilities
• Maintenance

In Rochester, carrying costs alone can easily be $1,500–$3,000 per month while you wait.

Speed Isn’t Just Convenience — It’s Financial

When we say fast closing, we’re not just talking about convenience.

We’re talking about:

• Fewer months of holding costs
• Less exposure to buyer financing falling apart
• No re-negotiations after inspections
• No price reductions due to “market feedback”

A traditional sale that stretches 3–6 months can quietly cost $10,000–$25,000+ in time-related expenses and concessions—often erasing the higher list price sellers were chasing in the first place.

Why “No Repairs” Is More Valuable Than It Sounds

When we buy a home as-is:

• You don’t spend money upfront
• You don’t manage contractors
• You don’t risk doing work buyers still criticize
• You don’t relive the stress of “one more fix”

You take what you want, leave the rest, and move forward.

For many sellers, that peace of mind is worth far more than squeezing out every last dollar on paper.

No Fees Means No Surprises

With a traditional sale, sellers typically face:

• Agent commissions (often 5–6%)
• Seller concessions
• Closing costs
• Attorney coordination delays

With us:

• No agent commissions
• No closing costs
• No repair credits
• No last-minute deductions

What you agree to is what you walk away with.

So What Can We Actually Offer?

Not full retail value—and we’re upfront about that.

What we do offer is:

• Certainty
• Speed
• Simplicity
• A clear net number
• A solution that fits your real-life situation

For many Rochester homeowners, when the numbers are fully worked out, the net outcome—financially and emotionally—ends up being very similar, without months of uncertainty.

And that’s the part most people don’t explain clearly.

FAST CLOSINGS– From offer to close, cash in your hand in around 40 days!

You can get rid of the headache of that property fast and avoid paying any more utility payments, tax payments, insurance payments, mortgage payments, you get the drill. If you list your home and wait 90+ days to close… you have to figure in all of the costs of holding that property during the time listed and are waiting for the property to close. Unknown closing date? That’s okay too! We can close in a time frame that’s convenient for you!

NO REPAIRS– Don’t worry about fixing anything up or cleaning again!

We don’t care how dirty your house is (we’ve seen worse!) or how many repairs are needed (a complete fixer? great! we love projects)... we’d like to make you an offer. This saves you time and money that you can keep in your pocket. An inspection contingency lets the buyer have time to do an inspection and back out of the sale or negotiate a new price if there are repairs that need to be done. If you can’t come to an agreement, the buyer has the right to back out of the sale. Similarly, a financing contingency gives the buyer the wiggle room to back out of the purchase if they can’t obtain a loan or if the home doesn’t appraise for the value that the bank needs to close the loan.

NO FEES– Don’t worry about paying those pesky closing fees (We’ve got you covered)

Because we are a full-service professional home buyer here in NY, we make it easy for you. We pay CAN pay for all of the closing costs ( ie. Title, Abstract, Attorney), on a case-by-case basis. What we offer you is what you get (of course minus any mortgage payoff or other encumbrances on the property). Pretty refreshing eh?

In every sale, no matter what you pay no commissions, fees, and reduced holding costs (insurance, mortgage, taxes, utilities) while you wait to sell the traditional route… For many owners selling to a professional buyer is the best viable option.

Is it for you? See for yourself and get your fair offer today.

Just fill out the short form below or give us a call at +1 585-299-9709 and let’s chat! Our process is simple and you can close on the date of your choice. You have nothing to lose by getting an offer (no obligations – no pressure). But you could potentially lose thousands of dollars or months of your time by not testing us out and requesting your FREE offer below.