The Only Number That Matters
The highest offer isn’t always the best. Here’s how to compare net proceeds (repairs, commissions, concessions, and time) so you keep more.
When you’re selling a home, it’s easy to get hooked on one number: the offer price. But the number that actually changes your life is what you walk away with after repairs, fees, time, stress, and surprises. If you’ve ever thought, “Should I list it or take a cash offer?” here is a lens that clears the fog.
What “net proceeds” really includes
Net proceeds is the money you receive after the deal is done. It’s the offer price minus things like:
agent commissions
seller concessions (repairs, credits, closing help)
carrying costs (mortgage, insurance, utilities, lawn care)
your time cost (showings, cleaning, coordinating contractors)
deal risk (a fall through → relist → price reductions)
That last one is hard to calculate, but it’s real.
A simple way to compare two paths
Take a sheet of paper and create two columns:
A) Traditional listing
expected sale price
...minus commission
...minus repairs you’ll do (or credits you’ll negotiate)
...minus extra mortgage payments while it sits
...minus “life friction” (showings, keeping it spotless)
B) Direct cash offer
offer price
minus… waiting time time, stress, and risk
Now compare the bottom lines.
Why “top dollar” sometimes costs you
If your home needs work, listing can still be a great option, but it often comes with conditions:
Repairs must be completed before photos and showings
Buyers may request more after inspections
Appraisals can create delays or force renegotiation
A “good offer” can become a long, complicated process
For some sellers, that’s fine. For others, it’s exhausting. The best question to ask probably isn't, “How do I get the highest offer?” Instead, ask, “What is the best offer? What outcome do I really want?”
If you want time and max exposure, listing it may fit. If you want speed, simplicity, and certainty, a direct sale may fit. Your takeaway: you can always compare what you expect proceeds to be, calculate the demands on your timeline, and work out your tolerance for surprises. That’s how you choose with confidence. But ultimately, when you're ready, talk with us!
Ready for a no-pressure conversation? Highland Home Buyers is a local, family-run home buying company in Western North Carolina. We buy houses as-is (no repairs or cleaning), provide a fair, no-obligation cash offer, and can close in as little as 7 days, or on the date you choose.
Call/text Dillon: (828) 774-7414 • Email: dillon@highlandbuyers.com
