Cash Offer vs. Listing Your Texas House: What You Really Keep
Quick answer: Many "we buy houses" cash offers start at about 70% of what the house would sell for after repairs, minus the repair cost. Cash can be the right call for a badly damaged house or a hard deadline. For most Texas homes in decent shape, listing nets more, even after commission and a couple of months of carrying costs. The only way to know is to run both numbers side by side.
If you own a house in Texas that you don't live in, your mailbox probably looks like a coupon flyer. "Cash. As-is. Close in 7 days." It sounds easy. Sometimes it is. But before you sign, here's how those offers are built, what you'd give up, and how to tell if an offer is fair. This guide is for owners of homes in DFW, Greater Houston, and the Texas Gulf Coast, including owners who live out of state.
Watch: "Before You Take That Cash Offer on Your Empty House" from our Sold From Afar series.
Why You Keep Getting "We Buy Houses" Offers
It's not personal. It's a list. Texas property records are public. When the mailing address on your tax bill doesn't match the house, investors can tell you don't live there. They pull those lists and mail offers by the thousands.
- Inherited a house? You're on the list.
- Moved for work and kept the old place? On the list.
- Tenant moved out and it's sitting empty? Definitely on the list.
How a Cash Offer Is Built (The 70% Rule)
Many cash buyers start with a common rule of thumb. Here's how it works on an example house:
Step | Example |
|---|---|
After-repair value (ARV): what it sells for once fixed up | $375,000 |
Multiply by about 70% (their profit, holding, and resale costs) | $262,500 |
Minus estimated repairs | − $25,000 |
Cash offer | $237,500 |
Example only. Not every buyer uses 70%, and some pay more. Your numbers will vary.
When Cash Really Is the Right Call
We'll say it straight: cash wins sometimes. It can make sense when:
- The house has heavy damage, like a roof or foundation problem a lender won't finance.
- You have a hard deadline you can't miss.
- Speed and certainty matter more to you than the top dollar.
If that's you, cash can be smart. Just make sure the number is fair.
Same House, Listed: The Side-by-Side Net Sheet
Now run the same house the other way. This example uses the $2,950-a-month carrying cost from our empty house cost breakdown.
Listing math | Example |
|---|---|
Sale price, based on recent nearby sales | $350,000 |
Commission and closing costs (about) | − $25,000 |
Light prep: paint, deep clean | − $5,000 |
3 months of carrying costs ($2,950 × 3) | − $8,850 |
You keep | $311,150 |
Cash offer | Listing | The gap |
|---|---|---|
$237,500 | $311,150 | $73,650 |
Example only. Commission is negotiable, and your costs will vary.
Plain-English takeaway: In this example, the "easy" option costs about $73,000. Sometimes the gap is small and cash wins. Sometimes it's big. You won't know until you run both.
What the Texas Market Says Right Now
How long a house sits decides how much you pay to carry it. Here's the latest data we could verify:
- Statewide: Texas homes averaged 65 days on market in Q2 2026, with 5.4 months of inventory (Texas REALTORS® Q2 2026 Quarterly Housing Report).
- Greater Houston: Single-family homes averaged 58 days on market in September 2026, with inventory at 5.5 months (Houston Association of REALTORS®).
- Fort Worth: Median days on market was about 58, with 4.2 months of supply, in mid-2026 (Redfin).
Plain-English takeaway: About 4 to 6 months of inventory is a balanced market, so buyers have choices. An empty house has to show well and be priced right from day one. Budget about 2 months on the market, plus closing time, when you run your numbers. Gulf Coast markets like Surfside Beach and Galveston move on their own rhythm, so ask us for current numbers on your street.
How to Sell From Out of State, Market by Market
The number one reason owners take a lowball cash offer is "I can't be there." Here's what we handle for you:
- Lockbox access for vendors, inspectors, and buyers
- Yard care, cleanout, and light repairs
- Video walk-throughs so you see what we see
- Staging, including virtual staging for empty rooms
- Remote or mail-away closing through the title company, where available
DFW: Haslet, Alliance, and North Fort Worth
Cathy Carter is the #1 REALTOR® in Haslet and the Alliance area. We help owners sell in Haslet, Alliance, North Fort Worth, Northlake, Park Glen, Fossil Creek, Summerfields, Keller, and Roanoke. Many DFW homes sit in HOA neighborhoods, so a mowed yard and clean curb appeal matter while the house is empty.
Greater Houston
With inventory around 5.5 months, Houston buyers have options. Humidity is the hidden risk in an empty Houston house. Keep the AC running and get regular check-ins so small leaks don't turn into mold.
Texas Gulf Coast: Surfside Beach, Galveston, and Brazoria County
Carter Signature Properties is the largest brokerage on the island, with local agents in Surfside Beach. Many coastal owners live inland or out of state. Before you sell, check your windstorm and flood coverage, and ask your insurance agent whether your policy changes when the house sits empty.
The One Question to Ask Any Cash Buyer
A fair buyer will show you. If they won't, you have your answer.
Frequently Asked Questions
Is a cash offer a good idea for a vacant house in Texas?
Sometimes. Cash makes sense for heavy damage or a hard deadline. For most homes in decent shape, compare the cash offer to a listing net sheet before you sign.
How do cash home buyers calculate their offer?
Many use the after-repair value times about 70%, minus repairs. Not every buyer uses this, and some pay more.
Can I sell my Texas house if I live in another state?
Yes. A local broker handles showings, vendors, and repairs, and many title companies offer signing by mail or remotely. Most of our out-of-state owners never get on a plane.
Why do I keep getting "we buy houses" letters?
Your tax bill's mailing address doesn't match the house. That public record tells investors you don't live there.
Will you compare my cash offer to a listing?
Yes, for free. Send us the offer and we'll put it side by side with a listing net sheet so you can see the difference in dollars.
Got a Cash Offer? Get a Free Side-by-Side Comparison
Send us your offer, and we'll show you what listing would net. No pressure, just your numbers.
Get the free Sold From Afar Checklist →
📞 Call or text Cathy: 972-358-6420
Experience the Signature Difference.
About the author: Cathy Carter is the Broker and Founder of Carter Signature Properties, a Top 1% Texas REALTOR®, the #1 REALTOR® in Haslet and the Alliance area, and a Texas Licensed Property Tax Consultant. Carter Signature Properties helps owners sell vacant, inherited, rental, and second homes from DFW to Greater Houston to Surfside Beach. Watch the full Sold From Afar series on YouTube.
Example numbers are for illustration only; your results will vary. The 70% figure is a common rule of thumb, not a statement about any specific buyer. Market data: Texas REALTORS® 2026 Q2 Texas Quarterly Housing Report; Houston Association of REALTORS® September 2026 Housing Market Update; Redfin mid-2026 Fort Worth data. Not legal, tax, or insurance advice. Equal Housing Opportunity.
