Listing with an agent or selling to us.
Listing with a real estate agent puts your property on the open market. Here is how that compares with selling to us, side by side.
Side by side
| Topic | Sell to Star Thing LLC | List with an agent |
|---|---|---|
| Commission | None. If we assign, our fee comes from the price difference | Usually, often for both agents |
| Closing costs | We pay all of them | Your share |
| Repairs | None, as-is. We may ask a lower price if the inspection finds surprises | Buyers can ask for repairs or credits |
| Buyer's loan | No financing condition | Buyers may use a loan, which can be delayed or denied |
| Can the buyer back out? | Yes, during our 14-business-day inspection period | Depends on the contract's contingencies |
| Price | A written as-is price in the purchase agreement, from us, based on what investors pay for similar properties, paid in full in cash at closing, with no loan contingency. It changes only if our inspection finds something we didn't expect. Usually lower than a listed sale | Not known until a buyer offers. It can drop after their inspection or appraisal, or fall through if their loan does |
Show full details
| Topic | Sell to Star Thing LLC | List with an agent |
|---|---|---|
| Commission | None. If we assign, our fee comes from the difference between your price and what the buyer pays | You usually pay the listing agent's commission, and often the buyer's agent's too (negotiated per sale) |
| Closing costs | We pay all of them | You usually pay your share, which varies by state |
| Repairs | None. We buy as-is. If our inspection finds things we didn't expect, we may ask for a lower price | Buyers can ask for repairs or credits after their inspection, and some loans require repairs |
| Buyer's loan | No financing condition in our contract. During the inspection period we may still cancel, including if we can't buy, partner on or assign the contract | Buyers may use a loan, which can be delayed or denied |
| Can the buyer back out? | Yes, during our 14-business-day inspection period, if we decide in good faith not to go ahead, for example because of the property, its documents, or whether we can buy, partner on or assign the contract. If we don't confirm in writing by then, the contract ends on its own. After that, only for reasons the contract lists, such as a title or road-access problem, damage to the property, or a missed closing date. If we fail to close for any other reason, you keep any earnest money or option fee. That is your only remedy, unless your state's law gives you more, and it is $0 if your contract has no earnest money or option fee | It depends on the contingencies in the contract, such as inspection, loan or appraisal |
| Visits to the property | Scheduled visits by inspectors, contractors and possible assignees, with 24 hours' notice. You may be there | Showings, and sometimes open houses |
| Paperwork | We prepare the contract. A title company or closing attorney handles the closing | Your agent handles it, with the title company or attorney |
| Mortgage, liens, back taxes | Paid from your proceeds at closing | Paid from your proceeds at closing |
| Price | A written as-is price in the purchase agreement you sign, from Star Thing LLC, based on what investors pay for similar properties, paid in full in cash at closing (Section 1 of our contract; any earnest money or option fee counts toward the price), with no loan contingency and no repairs. It changes only if our inspection finds something we didn't expect. Our price is usually lower than an open-market sale, and it isn't an appraisal. If we assign, our fee comes from the difference | Not known until a buyer makes an offer. It can change after the buyer's inspection or appraisal, the sale can fall through if their loan does, and a listing can take months to sell |
Our column is what our purchase agreement says. Your state may add terms: see what you sign in your state.
When listing with an agent is better for you
- The property is in good shape, or you can make repairs before listing. Listing usually nets more when the house is in good shape and you can wait.
- You can wait for the right buyer and work around showings.
- You want the open market to set the price. Our price is an as-is investor price, usually lower than an open-market sale.
- You want a licensed professional on your side. We don't represent you.
Which option may fit you?
Three questions. Your answers stay in your browser.
Questions
Can I talk to an agent and still get an offer from you?
Yes. Our offer is the written purchase agreement we send you to sign. We'll explain our number. You never have to accept it.
We're not real estate agents or brokers and don't represent you. You may want an agent or attorney to review the contract.
Can I list the property after signing with you?
While the contract is in effect, you don't sell, list or sign another contract for the property. If we don't confirm in writing that we're moving forward before the 14 business days are up, the contract ends automatically and you're free to sell to anyone.
Do you charge a commission?
No. There's no agent commission. We pay deed preparation, transfer taxes, title insurance, recording and the closing agent's fees. If we assign the contract, we're paid a fee from the difference between your price and what the buyer pays.
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