We'll tell you when a traditional sale is better
If your home is in excellent condition, in a hot neighborhood, and you can wait 60-90 days, the MLS will likely net you more. We're not going to pretend otherwise. What we can offer is certainty, speed, and the elimination of all the costs and risks that erode a traditional sale — which matters a lot depending on your situation.
The Real Cost of Listing — PA Specifics
Pennsylvania sellers face costs that reduce their net significantly from the headline MLS price:
| Cost Item | Typical Amount (on a $200K sale) | With USA Home Buyers |
|---|---|---|
| Agent commission (5-6%) | $10,000–$12,000 | $0 |
| PA transfer tax (1% seller) | $2,000 | $0 — we cover |
| Title / closing costs | $2,000–$3,000 | $0 — we cover |
| Pre-listing repairs | $5,000–$20,000 | $0 — we buy as-is |
| Staging / cleaning | $500–$2,000 | $0 |
| Carrying costs (3 months) | $3,000–$5,000 | $0 — fast close |
| Inspection concessions | $1,000–$8,000 | $0 — no inspection renegotiation |
| Total deductions | $23,500–$50,000+ | $0 |
Amounts vary by property condition, neighborhood, and agent. On a $200,000 home needing significant repairs, traditional sale deductions of $35,000+ are common. On a move-in ready home in a fast market, deductions may be lower. Always model your specific situation.
Net Proceeds Example — Side by Side
Traditional MLS Listing
$200,000 home needing $15K in repairs
USA Home Buyers Cash Offer
Same $200,000 home
Side-by-Side Comparison
| USA Home Buyers (Cash) | Traditional Agent | |
|---|---|---|
| Offer timeline | 24 hours after walkthrough | 14-60 days on market |
| Closing timeline | 7-14 days (or your schedule) | 45-60+ days after accepted offer |
| Sale certainty | Guaranteed — written contract, no financing contingency | 15-20% of MLS listings fall through |
| Repairs required | None — we buy as-is | Pre-listing repairs + inspection negotiations |
| Showings required | None | Ongoing — disruptive and time-consuming |
| Agent commission (5-6%) | $0 | $12,500 on a $250K home |
| Seller closing costs (1-2%) | $0 — we cover all | $2,500-$5,000 |
| PA transfer tax (1% seller) | $0 — we cover | $2,500 on a $250K home |
| Staging / prep costs | $0 | $500-$3,000 |
| Carrying costs during listing | $0 | $1,200-$2,500/month |
Offer timeline
USA Home Buyers (Cash)
24 hours after walkthrough
Traditional Agent
14-60 days on market
Closing timeline
USA Home Buyers (Cash)
7-14 days (or your schedule)
Traditional Agent
45-60+ days after accepted offer
Sale certainty
USA Home Buyers (Cash)
Guaranteed — written contract, no financing contingency
Traditional Agent
15-20% of MLS listings fall through
Repairs required
USA Home Buyers (Cash)
None — we buy as-is
Traditional Agent
Pre-listing repairs + inspection negotiations
Showings required
USA Home Buyers (Cash)
None
Traditional Agent
Ongoing — disruptive and time-consuming
Agent commission (5-6%)
USA Home Buyers (Cash)
$0
Traditional Agent
$12,500 on a $250K home
Seller closing costs (1-2%)
USA Home Buyers (Cash)
$0 — we cover all
Traditional Agent
$2,500-$5,000
PA transfer tax (1% seller)
USA Home Buyers (Cash)
$0 — we cover
Traditional Agent
$2,500 on a $250K home
Staging / prep costs
USA Home Buyers (Cash)
$0
Traditional Agent
$500-$3,000
Carrying costs during listing
USA Home Buyers (Cash)
$0
Traditional Agent
$1,200-$2,500/month
A Simple Decision Framework
Your home needs significant repairs
Cash sale likely makes sense. Upfront repair costs reduce your net, and lender-required repairs can kill a traditional deal mid-stream.
You need to close in under 30 days
Cash sale is the only realistic option. Traditional sales can't close this fast reliably.
You're facing foreclosure, divorce, or probate
Cash sale strongly preferred. Complicating factors make traditional listings harder and slower to execute.
Your home is move-in ready in a competitive neighborhood
Traditional listing likely nets more. Strong demand + no repairs = traditional sale advantage.
You need certainty more than maximum proceeds
Cash sale eliminates the 15-20% fall-through risk. If you can't afford a deal to fall apart, certainty has real value.
Get a Cash Offer — No Commitment Required
Know your floor before you decide. Written offer in 24 hours.