Decided to Sell?
Selling on the Market vs. Accepting an All CASH Offer
Understanding Your Options to Make the Right Choice for Your Family
If you Decide You Need a Quick, No-Obligation, and All CASH Offer....
Proudly Serving Families Across Tampa Bay, Including Hillsborough, Pinellas, and Pasco Counties.
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When it comes to selling a probate property, there’s no universal right answer. Some families prioritize getting the highest possible value through a traditional sale, while others need a faster, stress-free process that a cash offer can provide. Here’s what you need to know to make the best choice for your unique situation.
Which Selling Option Is Right for You?
O1
Speed & Convenience
How Quickly Do You Need to Move Forward?
If time is a critical factor—whether due to financial pressures, property maintenance issues, or simply wanting to move on emotionally—a cash offer can provide a fast, hassle-free closing, often in as little as 7–14 days. On the other hand, selling through the MLS typically takes longer, with timelines affected by market conditions, buyer financing, and negotiations.
O2
Financial Outcome
What Matters More: Maximum Value or Minimizing Costs?
While traditional sales often have the potential for a higher sale price, they come with added costs—like agent commissions, closing fees, repairs, and holding costs (taxes, insurance, utilities). A cash offer typically comes in lower than market value but saves money on these expenses, offering net proceeds that can be surprisingly competitive when you factor in the costs avoided.
O3
Stress & Effort
How Much Time and Energy Are You Willing to Invest?
Probate can be overwhelming, and managing a property sale adds another layer of stress. A cash sale offers simplicity and peace of mind, with no need for repairs, open houses, or negotiations. In contrast, a traditional sale may involve ongoing management, from prepping the property to dealing with buyer contingencies and last-minute requests.
Key Considerations When Deciding How to Sell
Choosing how to sell a probate property isn’t just about the numbers. It’s about finding the option that fits your timeline, financial goals, and emotional well-being. Here are three major factors to consider as you weigh your options.
MLS Sale vs. All-Cash Offer: A Real-World Financial Comparison
When it comes to selling a probate property, it’s natural to focus on the sale price—but that’s just one part of the equation. The real cost of selling includes hidden expenses, time commitments, and the stress of managing the process.
To help you make an informed decision, we’ve created a real-world comparison based on a property in Lakeland, FL. This case study breaks down the financial impact, timeline, and effort involved in two common options: listing the property on the MLS (Multiple Listing Service) or accepting an all-cash offer. The goal? To show you how each path affects your bottom line and peace of mind.
How We Evaluated the Options:
We compared two typical selling scenarios:
1️⃣ Selling on the MLS (Traditional Route):
This approach aims to get the highest sale price but often involves significant upfront costs—like repairs, staging, agent commissions, and prolonged holding costs. It also requires managing showings, negotiations, and potential deal delays.
2️⃣ Accepting an All-Cash Offer:
This option focuses on speed and simplicity. While the sale price is typically lower, there are no repairs, no agent fees, and the process moves quickly—often closing in just 7–14 days with minimal hassle.
Key Factors We Considered:
- Sale Price vs. Net Proceeds: It’s not just what you sell the property for—it’s what you keep after expenses.
- Repair & Preparation Costs: The MLS route often requires costly repairs to attract buyers, while cash offers purchase properties “as-is.”
- Time to Close: The longer a property sits on the market, the more it costs in mortgage payments, utilities, insurance, and property taxes.
- Stress & Effort: Managing repairs, showings, and negotiations adds emotional and logistical stress, which is greatly reduced with an all-cash sale.
The Results:
| Factor | MLS Sale | All-Cash Offer |
|---|---|---|
| List Price | $375,000 | N/A |
| Sale Price | $350,000 | $219,500 |
| Roof Replacement | -$20,000 | $0 |
| Plumbing Updates | -$10,000 | $0 |
| Electrical Repairs | -$8,000 | $0 |
| HVAC Servicing | -$5,000 | $0 |
| Interior/Exterior Painting | -$7,000 | $0 |
| New Flooring | -$5,000 | $0 |
| Fixture Replacements | -$3,000 | $0 |
| Professional Staging | -$5,000 | $0 |
| Furniture Rental & Decor | -$2,500 | $0 |
| Deep Cleaning Services | -$2,500 | $0 |
| Miscellaneous Touch-ups | -$3,400 | $0 |
| Carrying Costs (4 months) | -$5,400 | $0 |
| Realtor Commissions (6%) | -$21,000 | $0 |
| Closing Costs (2%) | -$7,000 | $0 |
| Post-Inspection Price Reductions | -$5,000 | $0 |
| Net Proceeds: | $237,200 | $219,500 |
| Time to Close: | 4–6 months | 7–14 days |
| Stress Level: | High (repairs, insurance, showings) | Low (simple, fast, as-is) |
What the Numbers Tell Us:
At first glance, the MLS sale might seem like the clear winner because of the higher sale price. However, when you factor in the real costs—like $74,400 in repairs, $21,000 in agent commissions, and additional holding and closing costs—the picture changes.
- Net Proceeds: Despite a higher sale price, the MLS route only results in $237,200 in net proceeds, while the all-cash offer yields $219,500—a difference of just $17,700.
- Time & Effort: The MLS process takes 4–6 months, with ongoing expenses and the stress of managing the sale. In contrast, the all-cash offer closes in 7–14 days, with zero repair work, no showings, and no drawn-out negotiations.
- Certainty vs. Risk: MLS sales come with uncertainties—buyer financing can fall through, inspections can lead to price reductions, and the process can drag on. A cash offer provides certainty, with no last-minute surprises. This home sold in 4 months, which is not the case for many others on the market today.
Conlcusion
The choice between an MLS sale and an all-cash offer comes down to your priorities. If maximizing every dollar is your goal—and you’re prepared for the time, costs, and stress—listing on the MLS might be the right fit. But if you value speed, simplicity, and peace of mind, an all-cash offer provides a hassle-free solution with surprisingly competitive financial results.
At Probate Advocates, we’re here to help you weigh your options with honest, unbiased guidance—so you can make the decision that’s best for your family. If this is a problem you don’t need help solving, please let us know which of the many others we can help you solve.
Calculation
How We Determine Your Cash Offer
We believe in full transparency when it comes to how we calculate your cash offer. Here’s the simple formula we use:
[Your Cash Offer] = [Market Value After Repairs] – [Repair Costs] – [Selling Costs] – [A Modest ROI]
Market Value After Repairs (ARV)
This is the estimated value of your home after we’ve completed updates and renovations to meet current market standards.
Repair Costs
These are the costs we estimate for necessary updates to bring your home to market condition. By selling to us, you avoid these expenses—and the hassle of coordinating repairs yourself.
Selling Costs
This includes expenses like real estate commissions, taxes, insurance, and escrow fees. Typically, these costs account for around 10% of the home’s market value.
Return on Investment (ROI)
A small portion of the offer ensures we can pay our contractors, continue helping families like yours, and keep our business running smoothly.
Our Promise
Every offer we provide is fair, competitive, and designed with your best interests in mind. No surprises, no hidden fees—just a straightforward path to selling your home quickly and stress-free.
why Us?
Why Probate Advocates?
Traditional Sales
- Broker fees & commissions
- Long sales timeline
- House showings
- Price haggling
- Repair & clean-up hassle
Our Benefits
- 0% commissions
- Easy and quick process
- No showings
- Get the highest price
- No repairs needed
Why Families Trust Our Cash Offers During Difficult Times
At Probate Advocates, we understand that selling a probate property isn’t just a transaction—it’s part of an emotional journey. That’s why we offer more than just a cash offer. We provide a solution that’s simple, compassionate, and designed around your needs.
Here’s why families choose us when they need to move forward with peace of mind:
✅ Fast, Hassle-Free Closings: Close in as little as 7–10 days—or on your timeline.
✅ No Repairs or Cleanups Needed: Sell as-is, no matter the condition.
✅ Zero Fees or Commissions: 100% free—no hidden costs, ever.
✅ Trusted, Local Expertise: We’re part of the Tampa Bay community, not faceless corporate buyers.
✅ Compassionate, Personalized Support: We’ve been through probate ourselves, so we understand what you’re going through.
With Probate Advocates, you’re not just getting a cash offer—you’re gaining a partner who will guide you through every step with integrity, respect, and care.
Frequently Asked Questions
Selling a probate property can be a complex and emotional process. At Probate Advocates, we strive to make this journey as smooth and stress-free as possible. Here are some frequently asked questions to help you understand our services and how we can assist you:
Selling your home "as-is" means you don't need to invest time or money into repairs or preparations for showings. We purchase the property in its current condition, handling all necessary repairs and inspections after the sale. This approach saves you the hassle and expense of getting the home market-ready.
An "all-cash offer" signifies that we will pay the full purchase price in cash, without relying on traditional financing methods. This eliminates the risk of financing delays or approvals falling through, ensuring a quicker and more certain closing process.
After receiving information about your property, we can present a no-obligation, fair cash offer within 24 hours of seeing the property. Upon acceptance, we collaborate with a reputable local title company to close the sale in as little as 7 to 10 days, significantly faster than the traditional market timeline.
We operate on your schedule. If you prefer a later closing date to make necessary arrangements, we will set a timeline that aligns with your needs, providing flexibility and peace of mind.
Our goal is to offer a fair and transparent price for your property. We assess the home's condition, necessary repairs, and current market value to formulate a competitive offer. We are committed to transparency and will explain how we arrive at the offer amount.
We do not necessarily need to do a full Home Inspection, but we certainly need to walk through and develop a punch list for renovation and repair. This can be done by photographs, videos or facetime if unique limitations exist on seeing the property.
Absolutely. The real estate industry is evolving, and many homeowners seek efficient alternatives to traditional sales methods. We provide a legitimate, transparent, and expedited solution for selling your home, especially beneficial during the probate process.
What are the benefits of selling a probate property to a cash buyer in Florida?
Selling to a cash buyer offers several advantages:
- Speed: Cash transactions can close quickly, often within a week, which is beneficial during the probate process.
- Simplicity: Cash buyers often purchase properties "as-is," eliminating the need for repairs or staging.
- Certainty: Without the need for financing approvals, there's less risk of the deal falling through.
- Cost Savings: Avoiding repairs, agent commissions, and holding costs can result in financial savings.
