María and José’s Dilemma: What’s the Better Deal?
María and José had lived in their Pine Hills home for 15 years. When their kids moved out, they decided to downsize. But their roof was old, and the kitchen needed updates. Their realtor estimated $20,000 in repairs before listing — and warned them the home might sit on the market for months.
A neighbor mentioned they could sell as-is to a local cash investor. No repairs, no commissions, no waiting. But was that really a better deal?
Like many Orlando homeowners, María and José wanted to understand the true cost difference between listing traditionally and selling directly to an investor. Let’s break it down.
1. The Hidden Costs of Listing with a Realtor
Selling the traditional way often sounds appealing — you list your home, get offers, and (hopefully) sell for top dollar. But the process comes with expenses and uncertainties.
Here’s what most homeowners don’t realize:
- Repairs and upgrades: Many buyers expect move-in-ready homes. Roof replacements, painting, flooring, or appliance updates can cost thousands.
- Realtor commissions: Standard commissions in Orlando hover around 5–6% of the sale price.
- Closing costs: Expect another 1–3% for title fees, insurance, and escrow.
- Holding costs: Mortgage payments, taxes, and utilities continue while your home sits on the market — often 2–3 months on average.
- Negotiations and contingencies: Buyers often ask for credits or additional repairs after inspections.
By the end, your “top dollar” sale may not be so high after all.
2. Selling to an Investor: What You Gain (and What You Give Up)
Selling to a local cash investor in Orlando skips the traditional process. Investors typically buy as-is, pay cash, and close within 7–21 days. You avoid showings, open houses, and months of uncertainty.
The trade-off: investors don’t pay full market price. They factor in repairs, resale risk, and profit margins. However, for many homeowners — especially those with older homes or urgent timelines — the speed and simplicity make sense.
You’re not just selling a property; you’re buying peace of mind and time.
3. Run the Numbers: Listing vs. Selling for Cash
Let’s see what María and José discovered when they “ran the numbers.”
| Scenario | Traditional Listing | Investor Cash Offer (As-Is) |
| Estimated Sale Price | $340,000 | $295,000 |
| Realtor Commission (6%) | -$20,400 | $0 |
| Repair Costs | -$18,000 | $0 |
| Closing Costs (2%) | -$6,800 | $0 |
| Holding Costs (3 months) | -$4,500 | $0 |
| Total Net to Seller | $290,300 | $295,000 |
| Timeline to Close | 60–90 days | 10–14 days |
| Stress Level | Moderate–High | Low |
Result: Even though the investor offered $45,000 less, María and José netted about the same amount once all traditional selling costs were factored in — and they avoided months of work and waiting.
4. 3 Questions to Ask an Investor Before You Sell
Not all investors are equal. Some are ethical professionals who help homeowners solve problems quickly. Others may use high-pressure tactics or offer unclear terms.
Before you accept an offer, ask these three essential questions:
- Are you a local buyer or wholesaler?
A local buyer typically purchases homes with their own funds and can close quickly. A wholesaler may assign your contract to another buyer, which can delay or change the deal. - Can you provide proof of funds?
Reputable investors can show bank or escrow proof that they have the cash available to close. - What fees or deductions should I expect at closing?
A trustworthy investor should outline all costs upfront — ideally, no hidden fees and they pay all closing costs.
✅ Bonus Tip: Always get offers in writing and compare at least two before deciding.
5. Orlando Market Snapshot (2025)
The Orlando housing market remains dynamic. While prices have stabilized after the pandemic boom, many older homes still need repairs that make traditional listing harder. According to local data:
- Average time on market: 53 days
- Average repair spend before sale: $10,000–$25,000
- Common investor areas: Pine Hills, Conway, Kissimmee, Altamonte Springs, and Winter Park
If your home is dated, inherited, or needs repairs, selling to a local investor may save time, stress, and upfront costs.
6. Orlando Homeowners’ Glossary
Here are key real estate terms every Orlando homeowner should know:
- As-Is Sale: Selling without making repairs or warranties about condition.
- Closing Costs: Fees paid at the end of the transaction (title, escrow, taxes, etc.).
- Contingency: A condition that must be met for a sale to close (e.g., inspection or financing).
- Equity: The difference between your home’s market value and your mortgage balance.
- Fair Market Value (FMV): The price a typical buyer would pay under normal conditions.
- Investor Buyer: A person or company purchasing homes for cash, often for resale or rental.
- Proof of Funds: Documentation verifying the buyer has available cash to complete the purchase.
- Realtor Commission: The percentage paid to real estate agents for marketing and selling a property.
- Title Company: A neutral party that handles the closing process and verifies ownership.
- Wholesaler: Someone who contracts to buy your property but assigns the deal to another investor.
7. How to Protect Your Equity
Your home may be your biggest financial asset — protecting your equity should be your top priority. Whether you sell through a realtor or directly to an investor, follow these steps:
✅ Do Your Homework
Get at least two professional opinions: one from a realtor (to know your market value) and one from a local investor (for a quick-sale option). Comparing offers helps you spot fair terms.
✅ Request a Written Offer
Always ask for a written purchase agreement that includes the sale price, closing date, and all cost responsibilities.
✅ Avoid Pressure Sales
If an investor pushes you to sign “today only” deals, step back. Reputable buyers give you time to review.
✅ Use a Title Company
Insist on closing through a licensed Florida title company — never exchange funds directly with the buyer.
✅ Consult a Professional
If you have concerns about taxes, probate, or liens, speak with a local real estate attorney or CPA before selling.
8. The Bottom Line
For María and José, selling to a local Orlando investor turned out to be the right move. They skipped months of repairs and showings — and still walked away with nearly the same amount they’d get from listing.
The true cost of selling isn’t just about price — it’s about time, peace of mind, and simplicity.
If your home needs repairs or you need to sell quickly, consider exploring both options. The best decision is the one that aligns with your goals, finances, and timeline.