Need to sell fast? Compare both numbers first

This is an illustrative example, not a quote. Every assumption below is labeled, and your real numbers will differ. The home value uses Zillow's typical Frisco value of about $640,000 (September 2026).

Example assumption: the home sells for $625,000 after negotiation, roughly in line with Frisco's August 2026 median sale-to-list ratio of 97.7%.

Example assumptions: $31,250 for agent commissions and seller-paid buyer concessions combined (5%; commissions are negotiable and not set by law), $9,375 in title and closing costs (1.5%), $5,000 for paint, cleaning and small repairs, and three months of mortgage interest, taxes, insurance and utilities at $4,500 a month ($13,500).

$625,000 minus $59,125 equals about $565,875 before your mortgage payoff.

Example assumptions: a cash offer of $576,000 (90% of value) and a 5% service fee ($28,800). Opendoor says it does not publish a fixed fee percentage; its own illustrative example in an April 2026 article shows $17,500 on a $350,000 home, which is 5%.

Example assumptions: closing costs of 1% ($5,760; Opendoor's article says 1% to 3%), a $5,000 repair credit (Opendoor lists $2,000 to $8,000 for moderate repairs) and one month of carrying costs ($4,500).

$576,000 minus $44,060 equals about $531,940 before your mortgage payoff.

In this example, listing nets about $34,000 more, and each extra month on market cuts that gap by about $4,500. If the house would need major repairs to list, or would sit far longer than the median, the gap narrows. If the cash offer comes in lower than 90% of value, it widens.

Opendoor's own article puts major repairs such as a roof, HVAC system or foundation at $8,000 to $20,000 or more. If those would have to be done before listing, a cash buyer who prices them in can be simpler.

Two mortgages, a vacant house or a tight relocation deadline make every month expensive. Run the monthly number honestly; it decides how fast the listing advantage disappears.

A cash sale typically has no financing or appraisal contingency, which removes two common reasons a contract falls apart.

Some sellers, for health, family or work reasons, simply cannot keep a house show-ready. That has real value, even if it does not fit on a spreadsheet.

A bank or fund statement showing cash available, in the name of the entity signing the contract. A pre-approval letter is not cash.

Many investors sign a contract and then sell it to someone else. Texas Occupations Code 1101.0045 lets a person assign a contract without a real estate license only if they disclose the nature of their interest in writing to the seller and any buyer. Ask the question directly and get the answer in writing.

Earnest money should go to the title company named in the contract, and you can call that office yourself to confirm receipt and the closing date.

Under the TREC resale contract, the buyer can terminate for any reason during the option period. A long option period with a small earnest deposit means the offer is less certain than it sounds.

Ask how the buyer handles repairs found after you sign. A strong initial number that drops during the option period is a common pattern; the final net is what counts.

Request a written cash offer and a listing net sheet in the same week. Comparing two real numbers is the most reliable way to know what speed is costing you.