If you are selling a home that is impacted by deferred maintenance, outdated systems, tenant wear, vacant, inherited or divorce-related ownership, landlord fatigue, or financing challenges that limit traditional buyer demand, you maybe thinking about a direct sale to an investor over listing your property on the Multiple Listing Service (MLS).
Some investor offers promise speed and convenience, but those promises frequently come at a significant cost. However, listing on the MLS often delivers higher proceeds, more transparency, and equal or greater convenience, without giving up tens-of-thousands of dollars in equity.
Homes Listed on the MLS Sell for More
Independent research indicated that homes that are marketed publicly tend to sell for more than homes sold quietly off-market.
Zillow Research has found that homes that sold “off-market” typically sell for less than comparable homes listed on the MLS, because limited exposure reduces buyer competition. In a nationwide analysis, Zillow found “off-market” homes sold for a median of 1.5% less than MLS-listed homes, costing sellers thousands of dollars on average.
Competition Raises Your Price, Single Buyers Don’t
When you sell directly to an investor or wholesaler, you’re typically negotiating with one buyer, whose business model depends on buying below market value, at the lowest possible price.
Listing on the MLS changes the dynamic:
- Multiple buyers can view and evaluate your home
- Investors compete with other investors and owner-occupants
- Competing offers naturally push the price upward
Instead of accepting a single discounted offer, the MLS lets the market determine your home’s true value.
The Hidden Cost of Wholesalers
Many “cash buyers” are actually wholesalers, not end buyers. Their profit comes from putting your home under contract at a low price and reselling that contract to another investor, often at a markup of 10% or more. (costing homeowners additional thousands. For many homeowners, that difference represents tens of thousands of dollars.)
That markup doesn’t improve your home.
It doesn’t speed up your closing.
It simply strips your equity away from you.
An MLS listing provides full transparency, buyers compete openly, and you see exactly what your home is worth in real time.
You Can Still Sell As-Is on the MLS
A common misconception is that listing in the MLS requires repairs, renovations, or show-ready perfection. In reality:
- Homes can be listed as-is
- Investors regularly purchase MLS listings
- No repairs or updates are required unless you agree to make them
You get the same “as-is” flexibility investors advertise, with the added benefit of market exposure.
Lower Commissions, Higher Net Proceeds
Commission structures and practices have changed. In many cases, sellers now pay only a listing commission, while retaining full control over buyer incentives.
Compare that to off-market investor sales, where pricing discounts, wholesaler markups, and resale margins are built into the offer, often far exceeding any commission savings.
The result: more of your equity stays with you.
MLS Sales Can Also Be Fast
Speed is often the main reason homeowners consider investor offers. But in today’s market, well-priced MLS listings frequently receive offers quickly, sometimes within days.
You can still achieve:
- Fast showings
- Flexible closing dates
All while selling at a higher price.
The Truth About Cash Offers
The term “cash offer” is often misunderstood and used loosely.
Sellers do not receive physical cash at closing, nor is payment handled differently than in a financed sale, proceeds are typically delivered by wire or check after settlement. In many cases, “cash offer” is loosely used to mean a non-contingent offer, not that the buyer is using their own liquid funds. Some buyers labeled as “cash” still rely on a line of credit, bridge loan, or other short-term financing behind the scenes. The primary benefit of a true cash offer is reduced lender involvement, not a different or faster payout for the seller.
The Bottom Line
Selling directly to an investor may sound simple, but simplicity often comes at the expense of your equity.
Listing your home on the MLS:
- Exposes your property to the full market
- Creates competition among buyers
- Preserves transparency
- Often delivers higher net proceeds
Before accepting a discounted off-market offer, it’s worth understanding what your home could achieve when the market works for you, not against you.
If you want to explore your options, a professional MLS analysis can show you exactly what selling openly could mean for your bottom line.
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