TOOLS / AS-IS VS LISTED

As-is or list it

Put both routes side by side and compare what actually lands in your pocket, after repairs, holding costs, commission and time.

Most 'cash offer' calculators only show you one side. This one shows the side that costs me the deal.

If you fixed it up and listed it

What it would sell for, fixed upBe honest. Not the best comp on the street, the realistic one.

What the repairs would costEverything a buyer or their lender would make you do.

Months until it closesRepairs, then market time, then the contract period.

Cost to hold it each monthMortgage, taxes, insurance, utilities, lawn.

Commission

Buyer concessionsWhat you end up paying toward their closing costs.

If you sold it as-is

The as-is offerWhat a cash buyer would pay for it in its current condition.

Both routes

What you still owe on itLeave at zero if it is paid off.

I pay for the owner's title policyIn Texas this is a blank checkbox on the contract, not a rule. It is negotiated every time.

Listing nets you more

$27,380

About $9,127 for every month you spend getting there. Decide whether that is worth it to you.

Net if you fix it and list it$166,402

Net if you sell it as-is$139,022

Fixing it up and listing it

Sale price$225,000

Repairs− $35,000

Commission at 6%− $13,500

Concessions at 2%− $4,500

Owner's title policyTexas promulgated rate− $1,398

Holding it for 3 months− $4,200

You walk away with$166,402

Selling it as-is

Offer$140,000

Owner's title policy− $978

RepairsYou do not do any of itnone

Commissionnone

Holding costsWeeks, not monthsnone

You walk away with$139,022

On these numbers, listing it wins. If your house is in decent shape and you have the time and the repair money, that is usually the right answer, and I will tell you so even though the other route pays me better.

Source: TDI Texas Title Insurance Premium Rates · effective 2026-03-01

Change the as-is offer until the two routes match. That number is what a cash offer has to beat to be worth taking, and it is the most useful thing on this page.

Call (903) 445-1497 Send the numbers over

This is a planning estimate, not an offer, an appraisal, a quote, or a commitment. Everything runs in your browser: no figure you type here is sent anywhere or stored. No offer to purchase is made or implied by this tool.