Free tool · Selling

Cash offer vs. listing

A cash offer is fast and simple. Listing usually brings a higher price but takes longer and costs more along the way. Put both side by side with your own numbers and see the difference in dollars.

Your home

Market value What it would likely sell for listed on the open market. Mortgage payoff (all loans) When are you thinking of selling? (optional)

The cash offer

Offer, % of market value Assumption: investor offers commonly run 70–85%. Enter the offer you have. Days to close

Listing with an agent

Listing agent % Buyer's agent % (if you offer it) Prep before listing Cleaning, paint, small repairs, photos. Months until closing Seller concessions Toward a financed buyer's closing costs, if you agree to any.

What the home costs you each month

While it is for sale. Property taxes are settled at closing instead (Oklahoma bills them in arrears), so a later closing shows up there.

Mortgage payment / mo Your current payment. It includes principal you get back at payoff, so this leans conservative. Insurance / yr Utilities and upkeep / mo Property tax / yr

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Cash offer

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estimated in your pocket

Sold as-is on a short closing. Some investors pay part of the closing costs; check the offer's terms.

Listing with an agent

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estimated in your pocket

Market value is not a promise of price. A local agent can show you recent nearby sales.

Talk with a Homestead agent Check your home's value range Build a full net sheet

Assumptions

Cash offer: 80% of value; Investor cash offers commonly land around 70–85% of market value (industry reports, e.g. Ylopo and other cash-offer programs). An assumption, not an offer.
Cash closing: 14 days; Cash sales often close in about two weeks. An assumption.
Listing timeline: 3 months; About a month on the market plus a month to close, with a cushion. Your agent can give you local days-on-market.
Commission: 3% + 3%; An assumption, not a rate we set. Commissions are negotiable and agreed in your listing agreement. Only if you agree to pay the buyer's agent. Since 2024 this is negotiated per sale; set it to 0 if you will not offer it.
Prep before listing: $3,000; Cleaning, touch-up paint, minor repairs and photos before listing. An assumption; many sellers spend less or more.
Utilities and upkeep: $300/mo; Electric, gas, water and lawn while the home is for sale. An assumption.
Closing costs: Oklahoma card; Homestead's Oklahoma closing-cost defaults (Chicago Title Oklahoma rates) through the same engine as our agents' net sheets.
Property tax: 1.1% of value; A planning allowance of 1.1% of value per year (Oklahoma metro). Use your actual tax bill for a closer number.

Insurance: about $5,800/yr for a $300,000 Oklahoma home, scaled by price (Oklahoma average, InsuranceNewsNet and Insurify 2026 studies). Your quote depends on the home, roof, deductible and insurer.

Every assumption is editable. Change any of them to see your own numbers.

Moving? Get an insurance quote for your next home

Oklahoma premiums vary widely. A licensed local agent can quote your next home, or re-shop the one you have while it is for sale.

Liberty Link Group · licensed insurance agency

Get a free quote

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Affiliated Business Arrangement disclosure: Homestead & Co's owner has an ownership interest in Liberty Link Group, an insurance agency. Because of that relationship, this referral may provide the owner a financial or other benefit.

You are not required to use Liberty Link Group as a condition of buying, selling or owning any home. You are free to buy insurance from any agent or company you choose.

Homestead & Co and its agents are paid no fee for this referral.

I have read the disclosure above and choose to have Homestead & Co send my request to Liberty Link Group.I agree that Liberty Link Group may contact me about an insurance quote by phone call, text message and email at the number and email I entered, including by automated means. Consent is not a condition of any purchase. Message and data rates may apply. Reply STOP to opt out of texts.

Leave this unchecked and they will contact you by email only.

Liberty Link Group is a licensed Oklahoma insurance agency. A licensed agent will contact you.

A quote is not a policy or a binder. Coverage depends on the insurance company's review.

Your request also goes to your Homestead & Co agent. We share only what you type here plus the general price range you were looking at.

Buying your next home too?

A local loan officer can show what your sale proceeds could do as a down payment. Free, and it does not commit you to anything.

Kurt Swink · Financial Concepts Mortgage

Get pre-approved

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Relationship disclosure: Homestead & Co's owner is a licensed mortgage loan officer with Financial Concepts Mortgage. Because of that relationship, this referral may provide the owner a financial or other benefit.

You are not required to use Financial Concepts Mortgage or Kurt Swink. You are free to choose any lender, and shopping more than one lender may save you money.

Homestead & Co and its agents are paid no fee for this referral.

I have read the disclosure above and choose to have Homestead & Co send my request to Financial Concepts Mortgage.I agree that Financial Concepts Mortgage may contact me about a mortgage pre-approval by phone call, text message and email at the number and email I entered, including by automated means. Consent is not a condition of any purchase. Message and data rates may apply. Reply STOP to opt out of texts.

Leave this unchecked and they will contact you by email only.

Kurt Swink, NMLS #207515 · Financial Concepts Mortgage, NMLS #181632.

This is not a loan application, a rate quote, an offer of credit or a commitment to lend. Loan approval depends on the lender's review.

Equal Housing Opportunity.

Your request also goes to your Homestead & Co agent. We share only what you type here plus the general price range you were looking at.