Last updated: 9 November 2026 · Reviewed by the Cash House Buyers USA acquisitions team
Quick answer
In Dallas–Fort Worth, listing usually gets a higher sale price, but commission, closing costs, repairs and inspection or financing fall-through risk cut into your net. A cash offer is usually lower than full market price, yet it typically skips repairs and showings. Decide on net, not headline price. Cash House Buyers USA buys as-is — no commission or closing costs for you — with a written offer within 24 hours, and most sales closing in 7–14 days or later.
Cash House Buyers USA: the facts
- Buying Texas homes since 2011, with more than 1,000 houses bought.
- Buys with our own money, so there’s no bank loan, appraisal or financing contingency.
- Written cash offer within 24 hours of getting your property details.
- Sellers pay no closing costs and no commission.
- BBB accredited since April 2019, A+ rating (see the BBB profile).
- Closings handled by an independent title company, usually Fidelity Title (sometimes Texas Title or Stewart Title).
- Most sales close in 7–14 days, or on a later date you choose.
Cash Offer Vs Listing: Side-By-Side For DFW Sellers
| Factor | Direct cash offer (Cash House Buyers USA) | Listing with an agent |
|---|---|---|
| Sale price | Usually below full market value, because the buyer takes on repairs, holding costs and resale risk | Usually the highest price available if the house shows well and the market is active |
| Agent commission | None | A percentage of the sale price, set in your listing agreement and negotiable. Since August 2024, buyer-agent pay is negotiated separately under the NAR settlement practice changes and may also come out of your proceeds if you agree to it |
| Seller closing costs | None. We pay the closing costs | You normally pay your share. In Texas that usually includes the owner’s title policy (by local custom) and your share of escrow and recording fees |
| Prorated property taxes and HOA dues | Settled at closing on both options | Settled at closing on both options |
| Repairs and prep | None. Sold as-is, including clean-out | Often needed: pre-listing fixes, cleaning and staging, and repairs the buyer asks for after inspection |
| Showings | One walkthrough or a remote review | Showings and open houses until you get an accepted offer |
| Inspection / option period | Sold as-is after our review of the property | The buyer can walk away for any reason during the TREC option period, or ask for repairs or a price cut |
| Financing risk | None. We pay from our own funds | Most buyers use a loan. If the loan or appraisal fails, the contract can end under the Third Party Financing Addendum |
| Timeline | Written offer within 24 hours. Most sales close in 7–14 days, or on a later date you choose | Time on market plus the buyer’s loan approval period. This varies by ZIP code, price and condition |
How To Compare What You Would Actually Net
Work out your net for each option:
- Listing: expected sale price − commission (your listing agreement, plus any buyer-agent pay you agree to) − your closing costs (owner’s title policy, escrow and recording fees) − prorated property taxes and any HOA dues − repairs and prep − mortgage, taxes, insurance and utilities while the house is on the market − any repair credits after inspection.
- Cash offer (Cash House Buyers USA): offer price − mortgage payoff and any liens − prorated property taxes and any HOA dues owed. Closing costs and commission are not deducted on a Cash House Buyers USA sale.
Ask your title company for a seller net sheet for the listing figure. Ask us for a written offer for the cash figure. Our guide to what a title company does in a home sale explains each line on the closing statement.
How A Cash Offer Is Usually Calculated
A cash buyer starts from the as-is value of the house, then subtracts expected repairs, holding costs while the property is vacant or being fixed, and the cost of reselling it. The buyer’s margin comes out last. That is why a cash offer is usually lower than a retail list price: you are trading a higher headline number for speed, certainty and no prep. The only way to know what that means for your house is to get a written offer and a listing net sheet and compare them.
iBuyers Vs A Local Cash Buyer
iBuyers such as Opendoor typically make an algorithmic offer and then deduct a service fee plus the cost of repairs they expect to make. You still close on a set timeline, but those deductions come out of the offer. A local cash buyer like Cash House Buyers USA buys with its own money, as-is, with no commission or closing costs for the seller. The offer is still below retail market value, because repairs and resale risk sit with the buyer, but there is no separate service fee layered on top. For more on how iBuyer offers work, see our guide to iBuyer offers.
What’s Different About Selling A House In Texas
- Seller’s Disclosure Notice. Most Texas resales of one-to-four-family homes need the seller disclosure required by Texas Property Code §5.008. When you list, you fill it in and buyers rely on it. When you sell as-is to a cash buyer, you still tell us what you know, but you don’t fix what you disclose.
- Option period. On the standard TREC One to Four Family Residential Contract (Resale), a buyer can pay an option fee and end the contract for any reason during the option period. This is when inspections happen, and when many repair requests and price cuts come up.
- Financing addendum. Most buyers on a listed home use a loan, and the Third Party Financing Addendum lets them end the contract if their loan isn’t approved.
- Title insurance. The Texas Department of Insurance sets title insurance premiums, and by custom the seller usually pays for the buyer’s owner’s policy. On a Cash House Buyers USA sale, we cover it.
- Property taxes and HOA dues. Texas property taxes are usually paid in arrears and prorated at closing, so a seller often credits the buyer for the part of the year they owned the home. Any HOA dues owed are settled the same way. That proration applies on both a listing and a cash sale.
When To Take A Cash Offer Vs When To List In DFW
A cash offer usually suits you if:
- The house needs repairs you don’t want to pay for or manage (see selling your home as-is)
- You inherited the property, live out of state or need to settle an estate
- The house has tenants, is vacant or needs a clean-out
- There’s a lien, back taxes or a title problem to sort out
- You need a fixed closing date more than the highest possible price
Listing usually suits you if:
- The house is updated and ready to show
- You have time to prepare, show it and negotiate
- Getting the top price matters more than speed or certainty
You don’t have to decide first. You can get a written cash offer and still list if the numbers don’t work for you. Our offers carry no obligation.
What Happens When You Request A Cash Offer
- Tell us about the house. Send the address and a few details on our offer page, or call (877) 405-9220.
- Walkthrough or remote review. We look at the condition, repairs, title, any tenants and your timeline.
- Written offer within 24 hours. It’s yours to accept, decline or compare against a listing.
- Close through a title company. Title is usually handled by Fidelity Title (sometimes Texas Title or Stewart Title). Most sales close in 7–14 days, or on a later date you choose.
See the full steps on our process page, or read reviews from Texas sellers.
Areas We Buy In Across Dallas–Fort Worth
We buy houses across Dallas–Fort Worth, including Dallas and Fort Worth. See the full list of cities on our areas we buy in page.
Frequently Asked Questions
Is A Cash Offer Always Lower Than Listing With An Agent?
On headline price, usually yes. A cash buyer prices in repairs, holding costs and resale risk. Compare what you would net instead. Once you subtract commission, closing costs, repairs, carrying costs and any credits after inspection, the gap is often smaller than the headline numbers suggest. If the house needs little work, listing often nets more.
How Fast Can Cash House Buyers USA Close In Dallas–Fort Worth?
We send a written offer within 24 hours. Most sales close in 7–14 days through the title company, or on a later date you choose.
Who Pays Closing Costs On A Cash Sale Vs A Listing?
On a Cash House Buyers USA sale, we pay the closing costs and there’s no commission. Prorated property taxes and any HOA dues are still settled at closing. On a typical Texas listing, the seller pays the commission agreed in the listing agreement and their share of closing costs. By local custom, that usually includes the buyer’s owner’s title policy.
Do I Have To Make Repairs Before Selling?
Not for a cash sale. We buy as-is, including clean-out. With a listing, you usually prepare the house for showings, and buyers often ask for repairs or credits after their inspection during the option period.
Can I Get A Cash Offer And Still List My House?
Yes. Our written offer has no obligation, so you can use it as a baseline against an agent’s pricing and a title company net sheet, then pick the option that nets you more or fits your timeline.
What If My House Has Tenants, Liens Or Title Problems?
We buy in those situations regularly, and the title company handles payoffs and title work at closing. Read more about selling with tenants and selling with a problem title.
How Can I Check That A Cash Home Buyer Is Legitimate?
Ask for a written offer. Check the company’s BBB profile and reviews. Confirm the sale will close through an independent title company and that the buyer’s funds go through it. Be wary of anyone who asks you for money up front. Cash House Buyers USA has been BBB accredited since April 2019 with an A+ rating. See our guide to avoiding we-buy-houses scams.