Should you take a cash offer on your Knoxville home or list on MLS and wait for the best market buyer? The answer often comes down to your numbers, your timeline, and your comfort with repairs and showings. You want a clean, predictable sale without leaving money on the table. In this guide, you’ll learn how to compare net proceeds, speed, and certainty so you can choose the path that fits your goals. Let’s dive in.
The short answer: It depends on your numbers
Cash offers trade some price for speed and certainty. Listing on MLS aims for a higher sale price but adds time, showings, inspections, and potential appraisal risk. Your net comes from a few key inputs:
- Sale price or cash discount
- Commission and closing costs
- Repair credits or concessions
- Carrying costs if you wait to sell
- Your timeline and need for certainty
A small change in any one of these can flip which option nets more.
When a cash offer can net more
- The discount is modest. If an investor is near market value, the savings on commissions, repairs, and time can offset the lower price.
- The home needs work. As-is cash can remove costly repair lists and delays.
- You need speed or certainty. If you must close quickly or avoid financing and appraisal risk, cash can be the safer route.
- Carrying costs are high. If each month of holding the home is expensive, a faster close can boost your effective net.
When listing on MLS can net more
- Buyer demand is solid. Move-in ready homes often draw more attention and competitive offers.
- You can handle showings and time on market. Extra exposure can push price higher.
- Repairs are minor. Small fixes or credits may cost less than the cash discount.
- You are not up against a hard deadline. Time gives you leverage.
Compare your net proceeds step by step
Use this simple process to run the math apples to apples:
- Estimate market value. Ask for a local CMA with recent Knoxville or Knox County comps.
- Price the cash discount. Many investor offers range about 5% to 15% below market, depending on condition.
- Estimate commissions and seller closing costs. Commissions often total about 5% to 6%. Seller closing costs and prorations commonly run around 1% to 1.5% depending on the situation.
- Add expected repair credits. MLS buyers typically request repairs or a credit after inspection.
- Consider carrying costs. Include mortgage, taxes, insurance, utilities, lawn care, and HOA if applicable.
- Weigh speed and certainty. Cash often closes in 7 to 21 days if title is clear. Financed deals commonly take 30 to 45 days.
Ask for a local, itemized net sheet so you can see both routes side by side.
Illustrative Knoxville scenarios
These examples are for illustration only. Your numbers will vary based on your home, neighborhood, and timing.
Scenario A — Cash wins on a $300,000 home
- List on MLS at $300,000
- Commission at 6%: $18,000
- Seller closing costs at 1.5%: $4,500
- Inspection repairs/credit at 2%: $6,000
- Estimated net: $271,500
- Cash offer at 95% of market ($285,000)
- Commission: $0
- Seller closing costs at 1%: $2,850
- Repairs: $0 (as-is)
- Estimated net: $282,150
- Outcome: Cash nets about $10,650 more due to avoided commission and repairs.
- List on MLS at $300,000
Scenario B — MLS wins on a $400,000 home
- List on MLS at $400,000
- Commission at 5.5%: $22,000
- Seller closing costs at 1.5%: $6,000
- Inspection repairs/credit at 1.5%: $6,000
- Estimated net: $366,000
- Cash offer at 90% of market ($360,000)
- Commission: $0
- Seller closing costs at 1%: $3,600
- Repairs: $0 (as-is)
- Estimated net: $356,400
- Outcome: MLS nets about $9,600 more due to the larger cash discount.
- List on MLS at $400,000
Small shifts in discount, commission, or repair costs can change the result. That is why a local net sheet is essential.
Speed, certainty, and contingencies
- Cash timing: Often 7 to 21 days when title is clear and funds are verified.
- Financed timing: Commonly 30 to 45 days due to underwriting and appraisal.
- Financing contingency: Cash removes lender risk. Financed offers may fall through if the loan does not approve.
- Appraisal contingency: Cash buyers can waive it. Financed buyers often cannot.
- Inspection: Cash investors may buy as-is with a short due diligence window. MLS buyers typically request repairs or credits.
If your move hinges on a guaranteed close, cash can reduce risk.
Repairs and inspections: what to expect
- MLS route: A home inspection is standard and can lead to a repair list or credits. Many sellers agree to some amount to keep the deal moving.
- Cash route: Many investors price in repairs and accept the home as-is. You might see a quick inspection for confirmation, but requests are usually limited.
- Typical repair ranges: Minor items can cost hundreds to low thousands. Larger items can reach tens of thousands.
If you plan to list, consider a pre-listing inspection and targeted fixes that offer clear return.
Knoxville closing basics
- Who closes: Tennessee closings commonly involve a closing attorney or title company.
- What you pay: Expect commission if you list, plus seller closing costs, prorated taxes and utilities, and any mortgage or lien payoff.
- Clear title matters: Title or lien issues can delay either route.
- Taxes: Ask a tax professional about capital gains or other tax questions.
Checklist to vet a cash buyer or your MLS plan
- Verify proof of funds for any cash offer.
- Confirm the buyer’s identity, track record, and local references.
- Ask for a written net sheet and an itemized list of any fees or repair deductions.
- Clarify contingencies, inspection period, and walk-away clauses.
- Confirm who pays which closing costs and which closing attorney or title company will handle the file.
- For listing, request accurate comps, a recommended list price range, expected days on market, and a marketing plan.
- Get a best, median, and conservative net proceeds estimate for the MLS path.
Common Knoxville seller situations
- Inherited or estate property: Cash can simplify logistics and timelines for heirs.
- Relocation with a fixed start date: Certainty may outweigh a slightly higher MLS price.
- Homes needing updates: As-is cash can avoid managing contractors and re-inspections.
- Move-up plan with flexibility: If you can wait for market exposure, MLS can maximize gross price.
What to do next
If you want a clear, side-by-side answer for your Knoxville or Knox County home, ask for an itemized net sheet comparing a vetted cash offer and an MLS sale at multiple price points. You will see the math, the timing, and the tradeoffs so you can choose with confidence.
Ready to run your numbers and discuss strategy? Reach out to Brandon Crawford for a no-pressure consultation and a tailored net proceeds comparison.
FAQs
How fast can a cash sale close in Knoxville?
- Many cash closings complete in about 7 to 21 days if title is clear and funds are verified.
What discount do Knoxville investors usually offer?
- Many investor offers fall roughly 5% to 15% below market value, depending on property condition and risk.
Do I have to make repairs if I list on MLS?
- Not always, but many buyers request repairs or credits after inspection; you can negotiate terms or offer credits.
Who pays closing costs in Tennessee home sales?
- Sellers commonly pay commission and certain closing costs and prorations, while buyers pay their lender and buyer-side costs; exact splits are negotiable.
How do I compare a cash offer to listing apples to apples?
- Build a net sheet for both paths that includes price, commissions, seller costs, repair credits, carrying costs, and expected timelines.
Will a low appraisal affect my sale if the buyer finances?
- It can; a low appraisal may trigger renegotiation or cancellation unless the buyer brings extra cash or the appraisal is addressed.
Can I sell as-is on MLS in Knoxville?
- Yes, you can market a home as-is; some buyers will still inspect and may request a price adjustment or credit, but you set the terms upfront.
