When homeowners decide to sell their house, one of the biggest concerns is the cost. Between real estate agent commissions, repair expenses, closing fees, and time spent on the market, the traditional selling process can quickly eat away at your profit.
If you’ve ever asked yourself, “What’s the cheapest way to sell a house?” — you’re not alone. Many homeowners are looking for ways to keep more money in their pocket by cutting out the middlemen, avoiding unnecessary repairs, and skipping all the hidden fees that come with listing a home the traditional way.
In this guide, we’ll break down exactly what makes selling a home expensive in the first place and walk you through the most affordable ways to sell your property. From FSBO and flat-fee listings to cash buyers and investor offers, we’ll help you compare your options so you can decide what’s right for you.
Because the cheapest way to sell your house isn't always about the highest offer, it’s about what you keep when the deal is done.
What Makes a Home Sale Expensive in the First Place?
Before we dive into the cheapest way to sell a house, it’s important to understand where the real costs of selling come from. Many homeowners are surprised to learn that it’s not just about the price you list for, it’s about everything you pay just to get to the closing table.
Here are the biggest expenses that eat into your bottom line in a traditional sale:
1. Realtor Commissions (5–6%)
The biggest cost by far. When you list with an agent, you’re usually on the hook for both the buyer’s and seller’s agent fees, totaling around 5% to 6% of the final sale price. On a $300,000 home, that’s $15,000–$18,000 gone instantly.
2. Repairs and Pre-Listing Prep
If your home needs cosmetic updates or major repairs, you’ll need to fix them to compete on the market. Think:
- Landscaping
- Painting
- Appliance upgrades
- Roof or plumbing fixes
These can cost thousands and there’s no guarantee you’ll make it back in the sale price.
3. Staging and Photography
To attract buyers, you’ll need to clean, declutter, stage, and hire a professional photographer. Even basic staging packages can run $1,500–$3,000 or more.
4. Closing Costs
Sellers typically pay 1%–3% of the sale price in closing costs, which include: Title and escrow fees, Transfer taxes, and Attorney or document fees.
These vary by state but always add up.
5. Holding Costs
The longer your home sits on the market, the more you pay out of pocket for:
- Mortgage payments
- Property taxes
- Utilities and insurance
- HOA dues (if applicable)
Even 1–2 months of waiting can cost you thousands.
Cheapest Ways to Sell a House
If you're trying to avoid high agent commissions, costly repairs, and endless holding costs, you're probably wondering: what's the cheapest way to sell a house? The good news is that you have more options than you think — and some can save you thousands.
Here’s a breakdown of the most affordable ways to sell your home, ranked from cheapest to most expensive:
1. Sell Your House to a Cash Buyer (Like 702 Cash Buyers)
Best for: Homes in need of repairs, fast closings, or sellers who want a no-hassle process.
This is often the cheapest way to sell a house when you look at net profit, not just sale price. With a cash buyer:
- You don’t pay realtor commissions
- You sell your house as is — no repairs, cleaning, or upgrades needed
- You skip closing costs (many cash buyers cover them)
- You close fast — sometimes in as little as 7 days
For sellers who value speed and simplicity over squeezing every dollar out of the sale, this is a powerful, low-cost option.
Also check out: How to Find a Reputable Home Buyer in Las Vegas
2. FSBO (For Sale By Owner)
Best for: Sellers comfortable handling marketing, showings, and negotiations themselves.
Selling your house without a realtor means avoiding the 5–6% commission, which can be a major win. But it does come with trade-offs:
- You’ll still need to pay for photos, listings, and paperwork
- You’re responsible for handling showings and contracts
- You may still pay a buyer’s agent commission (usually 2.5%–3%)
FSBO can be one of the cheapest ways to sell your house if you know what you're doing, but for many, it’s more work than what its worth.
3. Flat-Fee MLS or Discount Brokerages
Best for: Sellers who want visibility without full-service agent fees.
With a flat-fee MLS listing, you pay a small upfront fee (usually $300–$1,000) to get your home listed on the Multiple Listing Service. From there, you handle everything else. This can help you:
- Avoid a full seller’s agent commission
- Get more exposure than FSBO alone
However, you still have to handle buyer questions, negotiations, and paperwork, and you’ll likely still pay some buyer’s agent commission.
4. Traditional Agent Sale
Best for: Sellers with homes in great condition and time to wait for the best price.
This is the most expensive route, with:
- 5–6% agent commissions
- Costs for repairs, staging, and marketing
- Holding and closing costs
While it can sometimes lead to the highest sale price, it’s rarely the cheapest way to sell your house once you factor in all the expenses.
FINAL THOUGHTS
When most people think about selling their home, they focus on the sale price, but that’s only part of the equation. The true cost of selling includes commissions, repairs, closing fees, and the holding costs of time spent sitting on the market.
That’s why the cheapest way to sell a house isn’t always the one with the highest offer, it’s the one that leaves you with the most money in your pocket when it’s all said and done.
If you want to skip the agents, avoid costly repairs, eliminate closing costs, and close fast, selling to a local cash buyer might be your smartest move. We specialize in buying houses as-is, no matter the condition or situation and we make the process simple, stress-free, and cost-effective.
Ready to find out how much you could save?
Get a free, no-obligation cash offer today and discover for yourself why more homeowners are choosing 702 Cash Buyers when they want to sell quickly and affordably.
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