If you’re trying to sell a house in Massachusetts and you don’t want to list it with an agent, you have three real options. We buy houses for cash across the state, so we obviously have an opinion, but this post is meant to be honest about all three, including when listing is the better move.
Why People Skip The Realtor
Usually it’s one of four things. The house needs work and you don’t want to fix it up for showings. You need it done on a deadline, whether that’s a job move, a divorce, or a foreclosure date. You inherited it and you’re managing it from out of state. Or you just don’t want to pay 5 to 6 percent in commissions on a house that’s going to sell anyway.
All fair reasons. But “no realtor” doesn’t automatically mean “sell to an investor.” Here’s how the three paths actually shake out.
Option 1: Sell It Yourself (FSBO)
You list the house on Zillow and the MLS through a flat-fee service, take your own photos, handle the showings, and negotiate directly with buyers.
What it costs: A flat-fee MLS listing runs $300 to $600 in Massachusetts. You’ll still usually pay the buyer’s agent 2 to 2.5 percent, because most buyers have one. So you save roughly half the commission, not all of it.
What it takes: Time. You’re the one answering calls, scheduling showings, reviewing offers, and dealing with the buyer’s inspection requests. If the house is in good shape and you’re organized, FSBO works. If the house needs work, you’ll get lowballed by buyers who see the deferred maintenance and want a discount anyway.
Timeline: Same as a normal listing. 45 to 90 days on average in Massachusetts, longer if the house has issues.
Option 2: Sell To A Cash Buyer
You call a local investor, they look at the house, and they make you a cash offer. No listing, no showings, no repairs, no financing contingency.
What it costs: No commissions and no fees. The offer is the number. But the offer will be below what you’d get listing a move-in-ready house, because the buyer is taking on the repairs, the risk, and the carrying costs. For a house that needs work, that gap is often smaller than people expect once you subtract commissions, repair costs, and months of mortgage payments.
What it takes: A phone call and a 10-minute walkthrough. At Pilgrim Hill Holdings, we give you a written offer within 24 hours of seeing the property. You pick the closing date.
Timeline: As little as 7 days, or whenever you want. No bank approval to wait on.
Where it makes sense: Houses that need major work. Failed Title 5 septic. Tenants in place. Behind on the mortgage. Inherited houses where the heirs are in three different states. Anything where the hassle of listing outweighs the extra money.
Where it doesn’t: If your house is in good shape and you can wait 60 to 90 days, listing it will probably net you more. We’ll tell you that when we see it.
Option 3: List With A Discount Or Flat-Fee Brokerage
Some Massachusetts brokerages charge 1 to 1.5 percent instead of the traditional 2.5 to 3 for the listing side. You get MLS exposure and an agent handling paperwork, with less hands-on service.
What it costs: 1 to 1.5 percent listing fee plus the buyer’s agent commission, so roughly 3.5 to 4 percent total.
What it takes: Less than FSBO, more than a cash sale. You still prep the house and do showings.
Timeline: Same as a normal listing.
How To Tell Which One Is Right For You
Ask yourself three questions.
Is the house move-in ready? If yes, list it (FSBO or discount broker). If it needs a new roof, a septic system, or a full kitchen, a cash buyer is probably the better deal once you run the numbers.
Do you have a deadline? If you need it closed in the next 30 days, listing won’t get you there. A cash buyer will.
How much of your time is it worth? FSBO saves you money but costs you weekends. A cash sale costs you some money but takes about an hour of your time total.
What To Watch Out For With Cash Buyers
Not all cash buyers are the same. A few things that separate the legitimate local ones from the national lead-generation companies:
They have a real office you can visit. Ours is on Sandwich Street in Plymouth.
They see the house before they make an offer. Anyone who gives you a number sight-unseen is going to renegotiate it later.
They don’t charge fees. If there’s a “processing fee” or “service fee,” walk away.
They’ll tell you when a cash sale isn’t the right fit. We do this regularly. Some houses should be listed, and we’d rather say so than make a low offer.
The Short Version
Good house, no rush: list it, FSBO or discount broker.
House needs work, tenants, septic, or a deadline: cash buyer.
Not sure: call us at 508-322-8787 and describe the house. We’ll give you a straight answer on which route makes sense, no obligation either way.
Pilgrim Hill Holdings buys houses for cash on Cape Cod, the South Shore, the South Coast, and across Massachusetts. Fill out the form on this page for a written cash offer within 24 hours.