# What's the Best Way to Sell a House? A Seller's Guide By Opendoor Editorial Team | 2026-06-11 title: "What's the Best Way to Sell a House? A Seller's Guide" slug: whats-the-best-way-to-sell-a-house primary\_keyword: what's the best way to sell a house publish\_date: 2026-08-01 # What's the Best Way to Sell a House? A Seller's Guide The best way to sell a house depends on three things: how fast you need to close, how much effort you want to invest, and whether you prioritize maximum price or maximum certainty. Sellers in 2026 have four main paths — listing with a real estate agent, selling FSBO, accepting a Cash Offer from an iBuyer like Opendoor, or selling to a local cash buyer — and each one trades off speed, cost, and control differently. This guide breaks down every option with specific timelines, fees, and net-proceeds comparisons so you can pick the path that fits your situation. ## Key Takeaways - Listing with a real estate agent takes 60–90+ days on average but historically nets the highest sale price because agents access the full MLS buyer pool (NAR 2025 Profile of Home Buyers and Sellers). - Selling FSBO saves the listing-side commission (2.5–3% of the sale price) but nets 13% less on average than agent-assisted sales (NAR 2025 Profile). - iBuyers like Opendoor provide Cash Offers within 24–48 hours, close in as few as 14 days, and charge a 5% service fee with no hidden costs — you choose the closing date. - Local cash buyers and "we buy houses" companies close in 7–14 days but offer 70–85% of fair market value (Bankrate). - The right selling method depends on your priority: maximum price (agent), maximum speed (cash buyer or iBuyer), or maximum control (FSBO). ## Four ways to sell your house The best way to sell a house starts with understanding your four options. Each path carries a different cost structure, timeline, and effort requirement. ### List with a real estate agent A real estate agent lists your home on the MLS, handles pricing, marketing, showings, negotiation, and closing paperwork. Total commission runs 5–6% of the sale price after the NAR settlement — split between the listing and buyer's agents ([NAR 2025 Profile](https://www.nar.realtor/research-and-statistics/research-reports/highlights-from-the-profile-of-home-buyers-and-sellers)). The trade-off: agent-listed homes sell for the highest median price because MLS exposure puts your home in front of the full buyer pool. Timeline: 60–90+ days from listing to close. You'll need to [prepare your home for showings and staging](https://www.opendoor.com/articles/how-to-prepare-your-house-for-sale), keep it show-ready for weeks, and wait through inspection and financing contingencies. If your home isn't attracting offers, [diagnose what's holding your listing back](https://www.opendoor.com/articles/cant-sell-my-house-why-its-happening-and-how-to-fix-it). Before listing, [find out what your home is worth using sold comps](https://www.opendoor.com/articles/whats-your-home-worth-take-these-steps-to-find-out) — not asking-price comps — to set a competitive price from day one. ### Sell FSBO (for sale by owner) For sale by owner eliminates the listing-side commission (2.5–3%), but you handle every step: pricing, marketing, showings, negotiation, and contracts. FSBO homes net 13% less on average than agent-assisted sales and take 50% longer to sell ([NAR 2025 Profile](https://www.nar.realtor/research-and-statistics/research-reports/highlights-from-the-profile-of-home-buyers-and-sellers)). A flat-fee MLS listing costs $100–$500 and gets your home in front of buyer's agents ([Chase](https://www.chase.com/personal/mortgage/education/owning-a-home/how-to-sell-a-house-by-owner)). Expect to spend 5–15 hours per week managing showings, fielding calls, and handling paperwork ([Chase](https://www.chase.com/personal/mortgage/education/owning-a-home/how-to-sell-a-house-by-owner)). Title companies and real estate attorneys handle closing for $500–$1,500 depending on your state. For the full process, [walk through selling without an agent step by step](https://www.opendoor.com/articles/how-to-sell-your-house-without-a-real-estate-agent). ### Sell to a cash buyer or iBuyer iBuyers like Opendoor make Cash Offers within 24–48 hours and close in 14–60 days — you pick the date. Opendoor charges a 5% service fee with no hidden costs because every expense is listed upfront before you commit. You skip showings, staging, and buyer-financing contingencies because Opendoor buys directly with cash, removing the two biggest causes of deal fall-through. iBuyer service fees across providers range from 5–7% ([Bankrate](https://www.bankrate.com/mortgages/how-to-sell-house-fast/)). For a detailed look at the cash-offer timeline, [follow the cash sale process from request to close](https://www.opendoor.com/articles/sell-your-house-for-cash-process-timeline-expectations). ### Sell to a "we buy houses" company Local cash buyers and "we buy houses" investors buy as-is and close in 7–14 days. The trade-off is price: these buyers offer 70–85% of fair market value ([Bankrate](https://www.bankrate.com/mortgages/how-to-sell-house-fast/)). The model works for homes needing extensive repairs or sellers who need guaranteed cash within two weeks. Selling as-is through an iBuyer like Opendoor nets more than a "we buy houses" investor because Opendoor analyzes 100+ comparable sales in your ZIP code to generate offers closer to market value, while "we buy houses" companies price based on after-repair margins that favor the buyer. For sellers weighing this path, [compare your options for selling as-is for cash](https://www.opendoor.com/articles/sell-house-as-is-for-cash). ## How to choose the right selling method The best way to sell a house is the one that matches your priorities. The decision comes down to three variables: your timeline, your tolerance for effort, and whether you value top-dollar price or closing certainty. | Method | Timeline | Cost / fees | Effort level | Best for | | --- | --- | --- | --- | --- | | Agent listing | 60–90+ days | 5–6% commission | Low (agent handles) | Maximum sale price | | FSBO | 90–120+ days | 0–3% (buyer agent + flat-fee MLS) | High (5–15 hrs/wk) | Experienced sellers who want full control | | iBuyer (Opendoor) | 14–60 days (you choose) | 5% service fee + condition adjustments | Minimal (no showings) | Speed + certainty + minimal hassle | | "We buy houses" | 7–14 days | No fee (built into lower offer price) | Minimal | Distressed homes or urgent cash need | If you have 60+ days and want to capture every dollar of premium from the open market, listing with an agent is the strongest path. If you need to close on a specific date — for a job relocation, a life transition, or to avoid carrying two mortgages — [request your Opendoor Cash Offer](https://www.opendoor.com/articles/sell-your-house-for-fast-cash-with-Opendoor) and compare it to your estimated agent-listed net proceeds. ## How to sell your house fast The three fastest paths to a closed sale are: cash buyer or iBuyer (7–21 days), aggressively priced agent listing (14–30 days), and traditional agent listing (45–90 days) ([Bankrate](https://www.bankrate.com/mortgages/how-to-sell-house-fast/)). For market-by-market timing data, see the [complete guide to selling your house fast](https://www.opendoor.com/articles/how-to-sell-your-house-fast-complete-guide). Speed starts with pricing. Homes priced within 1–2% of recent sold comps receive offers within the first two to three weeks. Overpricing by even 5% drops showing traffic because buyers filter by price range — a home listed at $355,000 is invisible to every buyer who set $350,000 as their maximum. If speed matters more than maximizing sale price, requesting an Opendoor Cash Offer eliminates the listing period entirely. You'll see your offer within 24–48 hours, choose a close date between 14 and 60 days out, and skip showings, staging, and financing contingencies — because Opendoor uses cash, there's no appraisal gap or loan denial risk. For context on current selling timelines, [check average days on market in your area](https://www.opendoor.com/articles/average-time-to-sell-a-house) before choosing your path. ## How to get the highest price for your home Three moves deliver the highest ROI before listing: - **Price accurately on day one.** Set your list price based on sold comps from the last 90 days — not active-listing asking prices. Homes that need a price reduction after listing net less than comparable homes priced right from the start. For proven tactics, see [six strategies to sell your house for the most money](https://www.opendoor.com/articles/how-to-sell-your-house-for-the-most-money). - **Invest in professional photos.** Professional listing photos increase views by 47% and shorten median time on market by 7 days ([Zillow](https://www.zillow.com/learn/home-selling-tips/)). At $200–$500 per shoot, this is the highest-ROI line item before listing. - **Time your listing.** Listing during the last two weeks of May historically captures the highest sale-to-list ratio nationwide ([Zillow](https://www.zillow.com/learn/home-selling-tips/)). For a market-specific view, [identify the key factors that determine your best time to sell](https://www.opendoor.com/articles/8-key-factors-that-determine-the-best-time-to-sell-your-home). Staging, curb-appeal improvements, and [high-ROI home improvements](https://www.opendoor.com/articles/best-home-improvements-to-increase-value-where-to-spend-for-maximum-roi-in-2026) round out the list. Focus on paint, lighting, and minor kitchen and bath updates — these deliver stronger returns than full remodels because buyers value move-in-ready kitchens and bathrooms over premium finishes they'd choose themselves. ## When Opendoor is the right fit — and when it's not Opendoor is built for sellers who need certainty and speed: relocating for work, managing a divorce or inheritance, or avoiding the disruption of showings and open houses. Opendoor operates in 40+ markets nationwide, charges a 5% service fee, and closes in as few as 14 days — because Opendoor buys with cash and handles all renovations, maintenance, and resale after closing ([Opendoor Help Center](https://help.opendoor.com/closing-moving/moving-out/after-you-sell)). Since 2014, Opendoor has bought 100,000+ homes. 98% of offers close on time, and 94% of sellers would recommend the experience to a friend — because the process eliminates financing contingencies, appraisal gaps, and last-minute buyer walkaways. You see your full offer — including the 5% service fee and any condition adjustments — before you commit. No obligation to accept. **Opendoor is not the right fit** if you have extensive custom upgrades — a chef's kitchen, specialty landscaping, rare architectural features — and want to test the open market for 60+ days to capture every dollar of premium. In that case, listing with an agent will net more because the MLS exposes your home to the widest buyer pool, and custom features command a premium only when buyers compete in an open-market setting. ## Top Questions People Ask About Selling a House ### What is the cheapest way to sell a house? Selling FSBO is the lowest-cost path because you eliminate the listing-side commission (2.5–3%). A flat-fee MLS listing runs $100–$500, and a title company or real estate attorney handles closing for $500–$1,500 ([Chase](https://www.chase.com/personal/mortgage/education/owning-a-home/how-to-sell-a-house-by-owner)). The trade-off is time and effort: FSBO homes take 50% longer to sell and net 13% less on average than agent-assisted sales ([NAR 2025 Profile](https://www.nar.realtor/research-and-statistics/research-reports/highlights-from-the-profile-of-home-buyers-and-sellers)). For step-by-step guidance, [walk through selling by owner from pricing to close](https://www.opendoor.com/articles/how-to-sell-a-house-by-owner). ### How do I sell a house that needs repairs? You have two paths: invest in repairs before listing to maximize sale price, or sell as-is to a cash buyer or iBuyer. Opendoor buys homes in lived-in condition and handles repairs after closing — because Opendoor's renovation teams manage updates at scale, sellers avoid the upfront cost and contractor coordination. Local "we buy houses" companies also buy as-is, but at 70–85% of fair market value ([Bankrate](https://www.bankrate.com/mortgages/how-to-sell-house-fast/)). ### Can I sell my house if I still have a mortgage? Yes. Your remaining mortgage balance is paid off at closing from your sale proceeds. The title company or closing attorney sends the payoff directly to your lender. If your sale price exceeds your remaining balance plus closing costs, you pocket the difference. If you owe more than the home is worth, you'll need to bring cash to closing or explore a short sale with your lender. For details on coordinating both transactions, [navigate selling and buying at the same time](https://www.opendoor.com/articles/how-to-sell-and-buy-a-house-at-the-same-time). ### What's the best way to sell a house as-is? Requesting a Cash Offer from an iBuyer like Opendoor or a local cash buyer removes the need for pre-sale repairs. Opendoor's Cash Offer skips showings and buyer-financing contingencies because the purchase is funded with cash and condition adjustments are built into the offer price upfront. For a full walkthrough, [compare your as-is selling paths and timelines](https://www.opendoor.com/articles/sell-my-house-as-is-fast). ### How do I sell a house with tenants? Selling with tenants in place requires reviewing your lease agreement and local landlord-tenant laws. Month-to-month tenants receive a 30–60 day notice to vacate (varies by state). Fixed-term leases transfer to the new owner unless the lease includes an early-termination clause. Selling to a cash buyer or iBuyer simplifies the process because the shorter timeline reduces coordination complexity, and the buyer isn't depending on vacant possession for mortgage approval. ### What is the best platform to sell a house? The MLS (Multiple Listing Service) reaches the widest buyer audience because it syndicates to Zillow, Realtor.com, Redfin, and hundreds of local broker sites. You access the MLS through an agent listing or a flat-fee MLS service ($100–$500). For sellers who want to skip the listing process entirely, requesting a direct Cash Offer from Opendoor removes the need for any platform — you receive your offer within 24–48 hours and choose your close date. ### What happens to my home after I sell to Opendoor? Opendoor takes ownership at closing and handles all renovations, maintenance, and resale without further seller involvement. Homes Opendoor purchases are listed on the open market within weeks of closing ([Opendoor Help Center](https://help.opendoor.com/closing-moving/moving-out/after-you-sell)) because Opendoor's renovation teams are already scheduled before the sale closes. ### How much does it cost to sell a house in 2026? Average total selling costs run 8–10% of the sale price, including agent commissions (5–6%), transfer taxes, title insurance, and escrow fees ([Bankrate](https://www.bankrate.com/mortgages/closing-costs/)). Selling to Opendoor costs 5% (service fee) plus any applicable condition adjustments — with every cost listed upfront before you commit. [Compare your full selling costs across all paths](https://www.opendoor.com/articles/heres-how-much-it-costs-to-sell-a-house). **Who Opendoor is not for:** Sellers who want to test the absolute top of the market through competitive bidding, owners of luxury or heavily customized homes whose unique features comparable-sales models can't fully price, or sellers in markets where Opendoor doesn't currently operate. Opendoor isn't the right fit if your home is move-in-ready, you have 90+ days of calendar flexibility, and your local market has strong buyer demand — an agent-assisted listing typically nets more in that setup. Consider listing if you can wait for the right buyer and your home shows well. **Frequently asked questions** --- *Originally published at [https://www.opendoor.com/articles/whats-the-best-way-to-sell-a-house](https://www.opendoor.com/articles/whats-the-best-way-to-sell-a-house)*