What devalues a house the most?

The factor that devalues a house the most is deferred maintenance and neglect. This includes major issues that signal expensive, immediate repairs to a buyer, such as a damaged roof, a failing foundation, termite or mold damage, and outdated or non-functional systems (HVAC, plumbing, electrical). External factors, like poor location (proximity to busy highways, power lines, or industrial sites) and neighborhood decline, can also significantly hurt your property value

What is the lowest commission to sell a house?

The lowest commission to sell a house is 0%, which occurs in two scenarios: Selling For Sale By Owner (FSBO) to a buyer who is not represented by a real estate agent. Selling directly to a cash home buyer (like iBuyHomes.com), as they are purchasing the property themselves and do not require any agents. If you choose to work with a real estate professional, many discount brokers offer listing commissions as low as 1% to 1.5%—significantly lower than the traditional 2.5% to 3%.

Do I have to pay the buyer's agent if I sell FSBO?

You are not legally required to pay the buyer’s agent commission. However, most FSBO sellers choose to offer a commission (typically 2% to 3%) to the buyer’s agent. If you refuse to pay this commission, the buyer will be responsible for it. This can drastically limit your pool of potential buyers, as many buyers either cannot or are unwilling to pay their agent’s fee out of pocket. Paying the commission is a common strategic incentive used by FSBO sellers to remain competitive and attract more qualified buyers.

Are flat-fee MLS services worth it?

Yes, flat-fee MLS services are worth it if you are comfortable taking on the majority of the selling work yourself. The service is worth the small upfront fee because it grants your home essential exposure on the Multiple Listing Service (MLS), which feeds your listing to all major real estate platforms (Zillow, Realtor.com, etc.). This makes it visible to 90%+ of all home buyers. However, you must handle all showings, negotiations, and closing paperwork without professional guidance.

What is the best pricing strategy for selling a house or a condo?

The best pricing strategy is to conduct a detailed Comparative Market Analysis (CMA) to price the property near or slightly below the market value to generate immediate buyer interest and create a competitive bidding scenario. This approach leverages buyer psychology to drive up the sale price, often resulting in a quicker sale and a higher final net profit than an overpriced listing.

Cheapest Way to Sell a House: 3 Options Unveiled

Every homeowner preparing to sell asks the same question: “What is the cheapest way to sell my house?”

The answer isn’t as simple as choosing the lowest commission fee. True savings are measured by your net proceeds. This is the amount of cash you walk away with after all expenses are subtracted from the sale price. Focusing on a low agent commission without accounting for staging, repairs, and months of holding costs can often lead to a lower final profit.

Understanding the entire home-selling process allows you to make an informed decision and save money.

The “Net Proceeds” Framework: Your True Measure of Profit

To find the cheapest way to sell, you must look beyond the sticker price (the home sale price) and calculate your final profit.

Your Net Proceeds = (Sale Price) – (Total Selling Costs)

Total Selling Costs include:

Real Estate Agent Commissions

are typically 5% to 6% of the sale price, split between the listing agent and the buyer’s agent.
Closing Costs

include transfer taxes, legal fees, title insurance, and escrow fees (usually 2% to 5% of the sale price).
Holding Costs

such as mortgage payments, property taxes, utilities, and insurance, while the house is on the market (especially critical if it takes months to sell).
Pre-Sale Expenses

include deep cleaning, minor repairs, staging costs, and marketing expenses (high-quality photos, signage).

By reducing these costs, you increase your net profit. Here are the three main options for cost-conscious sellers:

Option 1: Eliminating the Listing Agent—The DIY Approach

The primary way many homeowners attempt to save thousands is by cutting out the listing agent’s commission (usually 2.5%–3%).

For Sale By Owner (FSBO)

This option saves you the listing agent commission, but it transfers all the work and risk directly onto your shoulders.

Pros

Hidden Costs & Trade-Offs

Zero Listing Commission: Keep the 2.5% to 3% that would go to your real estate agent.

Buyer’s Agent Commission: You will almost certainly still pay the buyer’s agent commission (2.5%–3%) to attract qualified buyers.

Full Control: You manage the showing schedule and negotiation.

Lower Sale Price: Data consistently shows that FSBO homes sell for a median price lower than agent-assisted homes, potentially erasing any commission savings.

All the Work: You handle marketing, pricing, showings, negotiations, and all legal closing paperwork.

Flat Fee MLS Listings

This is a popular step for many FSBO sellers. For a fixed, non-refundable fee (often a few hundred dollars), a flat fee agent lists your property on the Multiple Listing Service (MLS). This is key because it pushes your listing onto major online platforms like Zillow, allowing you to gain exposure and find a buyer.

A flat fee MLS listing gives your home exposure to buyer’s agents, but it’s purely a listing service. You still have to do all the work of an FSBO seller.

Discount Brokers

If you want professional help but need a lower percentage, discount brokers can be a viable path. They typically charge a lower percentage commission (e.g., 1%–2%) compared to the traditional 3% listing agent fee. While using a traditional agent may lead to a higher final sale price, those seeking a balance of service and savings often use this route, though you should carefully vet to find the best real estate agent to sell your home at a discount.

Option 2: The Easiest and Fastest Way—A Direct Cash Sale

An often-overlooked option, a direct sale to a cash home buyer like iBuyHomes.com offers maximum certainty and convenience, making it the cheapest way to sell for sellers prioritizing speed and minimal out-of-pocket expense.

With a cash buyer, you receive a direct offer and close on your timeline. While the top-line offer may be lower than a full retail price, the real savings come from eliminating virtually all the costs associated with a traditional listing.

How a Cash Sale Maximizes Your Net Proceeds:

Eliminated Cost

Traditional Sale Expense

Cash Sale Savings

Zero Commissions

Up to 6% total (listing + buyer’s agent).

You pay $0 in agent fees.

Zero Repair Costs

Thousands for necessary fixes, as cash buyers purchase as-is.

You do not pay for any deep cleaning or minor repairs.

Zero Holding Costs

Months of mortgage, taxes, utilities, and insurance.

Close in as little as 7-14 days, minimizing these expenses.

Zero Closing Costs

Buyers may cover most or all standard closing costs (transfer taxes, escrow fees, legal fees).

Guaranteed cost reduction at the closing table.

Zero Contingencies

Inspections, appraisals, and financing can delay or kill a deal.

The sale is certain the moment the contract is signed.

A cash sale is particularly powerful when dealing with homes that have structural problems or complex legal situations that would deter a retail buyer:

Homes with Termite or Mold Damage: A cash buyer is equipped to handle these major, costly repairs, saving you the thousands required to fix them upfront to satisfy a mortgage lender.
Foreclosure or Bankruptcy: When a sale needs to happen fast to resolve legal or financial distress, the speed and certainty of a cash offer are invaluable. This method is also highly efficient if you are trying to sell land quickly, as it bypasses the financing obstacles that often plague land deals.

A financially savvy seller in Apopka, Charleston, or Cam d en will compare the net proceeds of a retail sale (High Price – All Fees – Repairs – Holding Costs) against a cash offer (Guaranteed Offer – Zero Fees – Zero Repairs). Often, the cash sale results in a comparable or even higher net profit with none of the stress.

Option 3: Making a Traditional Sale Cheaper

If you choose the traditional market, the following strategies will help you sell fast and maximize your home’s appeal and value to attract buyers and make a competitive market:

Price Strategically

Research your local market to set a fair price. For example, sellers concerned with market timing often look for data on the best month to sell a house in California to maximize their sale price. Overpriced homes sit, forcing price drops later, which often result in a lower final sale price.

Focus on Curb Appeal

The exterior is your first impression. Simple, low-cost improvements like fresh paint on shutters, basic landscaping, and deep cleaning can significantly increase your home’s appeal, according to Better Homes & Gardens. For a detailed guide on cost-effective improvements, explore inexpensive ways to get your house ready to sell.

Prepare the Interior

Declutter, depersonalize, and perform minor repairs. Home staging doesn’t have to be expensive; sometimes, just arranging your existing furniture effectively makes all the difference in helping buyers envision the space.

Finalizing Your Decision

The cheapest way to sell your house is the path that gives you the highest net proceeds with the least amount of stress and risk.

If you are an experienced negotiator, have ample free time, and are confident in the condition and pricing of your home, an FSBO or Flat Fee MLS may save you on listing commission.
If you want to sell quickly a nd as-is, eliminate 100% of commissions, and gain certainty on your closing date, the Direct Cash Sale is the clear financial winner.

Before committing to months of showings and repairs, compare your potential net profit. Get a free, no-obligation cash offer from iBuyHomes today. You may find that the least expensive way to sell is also the easiest.