We Buy Houses vs Traditional Sales: Which Gets You More Money in Marietta's Changing Market?
You're sitting at your kitchen table in Marietta, staring at two very different options. The realtor says you can list your house and potentially get top dollar, but it'll take months. The cash buyer says they'll close in two weeks, but the offer is 20% below market value.
Which one actually puts more money in your pocket when you sell my house fast Marietta?
The answer isn't as simple as "higher offer equals more money." Let's break down the real costs, timelines, and market realities so you can make the right call for your situation.
Traditional Sales: The Full Picture
What You Could Gain
In Marietta's current market, homes are selling for about 98% of their asking price. If your home is worth $450,000, you're looking at roughly $441,000 from a traditional sale. That sounds pretty good on paper.
The market has stabilized compared to the chaos of 2021-2022. With about 3 months of inventory, you're not in a seller's frenzy, but you're not fighting an uphill battle either.
What It Actually Costs You
Here's where the math gets interesting. That $441,000 isn't what hits your bank account:
- Realtor commissions: 6% = $26,460
- Closing costs: 2-3% = $9,000-$13,500
- Repairs/staging: $5,000-$15,000 (conservative estimate)
- Carrying costs: $2,000-$4,000/month while listed
Your net? Around $375,000-$390,000 if everything goes perfectly.
The Timeline Reality
Marietta homes are taking 30-50 days to sell once listed. But that doesn't include:
- 2-3 weeks to prep and list
- Potential re-negotiations after inspection
- Financing delays (20% of sales fall through)
- Additional carrying costs if it drags on
You're looking at 2-4 months minimum, potentially longer if your house needs work or you price it wrong.
Cash Buyers: The Real Deal
What You're Actually Getting
Cash buyers typically offer 65-85% of market value. On that same $450,000 house, you're looking at $292,500-$382,500.
The range is huge, and it depends on:
- Your home's condition
- How quickly you need to close
- Local market demand
- The specific cash buyer
What It Actually Costs You
Here's the thing – the cash buyer handles everything:
- No realtor commissions: $0
- No repairs: $0 (they buy as-is)
- Minimal closing costs: Usually under $1,000
- No carrying costs: Close in 7-21 days
Your net? Whatever they offer minus minimal closing costs.
The Timeline Reality
Legitimate cash buyers can close in 7-21 days. Some even faster if needed. No financing contingencies, no inspection repairs, no appraisal delays.
Marietta's Market Reality Check
Marietta's market has some unique factors affecting your decision:
Inventory is up 26% from last year, but showings are down 10%. This means more competition for traditional sales, but potentially longer days on market.
The 3-month inventory level suggests a balanced market – not great for sellers, not terrible either. You'll need to price competitively and market aggressively.
Interest rates are affecting buyer purchasing power, which could impact both the pool of traditional buyers and the speed of sale.
When Traditional Sales Make Sense
Choose the traditional route when:
- Your house is move-in ready: No major repairs needed
- You have time: Can wait 3-6 months for the right buyer
- You need maximum dollars: Every $10,000 matters for your next move
- Market conditions favor you: Your neighborhood is hot, inventory is low
Example scenario: Your Marietta home needs only cosmetic updates, you're not in a rush, and similar homes in your area are selling quickly. The extra $50,000-$75,000 from a traditional sale might be worth the wait.
When Cash Buyers Make Sense
Choose cash when:
- Speed matters: Job relocation, financial pressure, inheritance issues
- Your house needs work: Major repairs that would cost $20,000+
- You want certainty: No financing fall-throughs or inspection negotiations
- Carrying costs are high: Expensive mortgage, taxes, or maintenance
Example scenario: You inherited a house that needs a new roof, HVAC, and kitchen updates. The $40,000+ in repairs plus 4+ months of carrying costs might eat up any advantage from a traditional sale.
Maximizing Money in Either Scenario
For Traditional Sales:
- Price it right from day one: Overpricing in this market costs you more than underpricing
- Stage strategically: Focus on high-impact, low-cost improvements
- Choose your realtor carefully: Experience in your specific Marietta neighborhood matters
- Be flexible on timing: Don't list during slow seasons unless necessary
For Cash Buyers:
- Get multiple offers: Don't take the first one you hear
- Verify legitimacy: Check reviews, ask for proof of funds, get references
- Understand the timeline: Some "cash" buyers are actually wholesalers who need to find their own buyer
- Negotiate: Even cash buyers have some flexibility, especially on closing dates
The Bottom Line: Do The Math
Here's a realistic comparison for a $450,000 Marietta home needing $15,000 in repairs:
Traditional Sale Net: $441,000 – $26,460 (commission) – $11,250 (closing costs) – $15,000 (repairs) – $6,000 (3 months carrying costs) = $382,290
Cash Sale Net: $320,000 (71% offer) – $800 (closing costs) = $319,200
Difference: $63,090 more for traditional sale, but 3+ months longer timeline.
Break-even analysis: If the carrying costs, stress, or opportunity cost of waiting 3 months is worth more than $63,090 to you, the cash sale makes sense.
Making Your Decision
The "best" choice depends on your specific situation, not just the numbers. Ask yourself:
- What's your timeline pressure? Need to move for a job vs. just want to upgrade eventually
- What's your stress tolerance? Showings, negotiations, potential fall-throughs
- What's your house condition? Move-in ready vs. needs significant work
- What's your next move? Buying another house (need certainty) vs. renting (more flexibility)
Ready to Explore Your Options?
Whether you're leaning toward a traditional sale or want to sell my house fast Marietta with a cash buyer, the key is getting accurate information about your specific situation.
At Queen Capital Properties, we buy houses throughout Marietta and can provide you with a no-obligation cash offer in 24 hours. Even if you decide to go the traditional route, knowing your cash option gives you a baseline and backup plan.
The Marietta market is shifting, and timing your sale right could be the difference between maximizing your profit and settling for less. Don't make this decision in the dark – get the facts, run the numbers, and choose the path that actually puts the most money in your pocket for your situation.
