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Should you take a cash offer or list your Louisville home on the market? The honest answer is that it depends on the numbers, and on how much a faster, simpler sale is worth to you. This calculator puts both routes side by side so you can see what you would actually keep from each one, and the cash price at which the two come out even.

Neither route is always better. Listing often brings a higher price. A cash offer often means lower costs, no showings and a faster closing. Your result will land on one side or the other depending on your house and your costs.

How this calculator works

The list route

You enter the price you realistically expect to get. The calculator subtracts the listing-side commission, the buyer-agent concession, Kentucky transfer tax, seller closing costs, repairs and prep, and the monthly carrying cost for however many months it takes to sell and close. Then it subtracts your mortgage payoff. What is left is your estimated net.

The cash route

You enter the cash price. The calculator subtracts any fee or service charge the buyer takes, Kentucky transfer tax, seller closing costs, a short carrying period based on the days to close, and your payoff. A plain investor cash offer usually has no commission, but some instant-offer programs charge a service fee, so enter whatever your offer says.

The difference and the break-even price

The calculator shows both nets and the gap between them. It also solves for the break-even cash price, which is the cash offer that would leave you with exactly the same money as listing. A cash offer above that number beats listing on your inputs. A cash offer below it does not.

Time matters, too

The tool compares the days to close on each route. Carrying costs, such as mortgage interest, property tax, insurance and utilities, keep running while the house is for sale. A longer sale means more of those costs, which the calculator includes. It does not put a price on the stress of showings or the risk a buyer's financing falls through.

What Kentucky sellers should know

• Transfer tax: Kentucky charges $0.50 per $500 of consideration under KRS 142.050, which works out to 0.1% of the sale price. A $300,000 sale means about $300. You can run it separately with our Kentucky transfer tax calculator.
• Commissions are negotiable: Since the 2024 industry changes, what you pay a listing agent and what you offer a buyer's agent are discussed openly and agreed in writing. The 3% and 3% defaults here are a common starting point, not a rule.
• Repairs: Buyers who use financing often ask for repairs after an inspection or an appraisal. A cash buyer who buys as-is usually does not. Enter your best estimate of what you would spend to list.
• Payoff: Request a payoff letter from your lender. Your balance is not the same as the amount due at closing, which includes interest through the closing date.

For a full walkthrough of every line item, use our seller net proceeds calculator. If you want to see how a direct cash offer works in Louisville, read about cash offers for Louisville sellers.

Assumptions

• Listing commission defaults to 3% and the buyer-agent concession to 3% of the sale price. Change them to match your agreement.
• Kentucky transfer tax is 0.1% of each route's price. Who pays it is negotiable, and this tool assumes the seller does.
• Seller closing costs default to 1.5% of the price on both routes. Title companies and contracts vary.
• Carrying costs are monthly figures you enter, counted for the months you expect to hold the house. Principal payments are left out because you get them back at closing.
• The cash route assumes a purchase as-is with no repairs from you. Credits or price changes after the buyer's inspection are not modeled.
• Income and capital gains taxes are not included. They depend on the sale price and your own situation, so ask your CPA.

Frequently asked questions

Is a cash offer always lower than listing?

Usually the price is lower, but the net may not be. After you subtract commissions, repairs, carrying costs and the risk of price cuts, the gap can shrink or flip. Run both sets of numbers rather than comparing prices alone.

When does listing win?

Listing tends to win when the house is in good shape, the market is active, and you are not in a rush. A retail buyer will often pay more for a move-in-ready home than an investor who has to account for repairs and risk.

When does a cash offer win?

A cash offer tends to win when the house needs work you do not want to pay for, when carrying costs are high, or when you need to close on a certain date. Avoiding repairs, showings and a long carrying period can offset a lower price.

What fees should I look for in a cash offer?

Read the contract for service fees, closing credits, repair deductions after inspection, and who pays title and transfer costs. A headline price means little until you see what comes out of it.

Can I use this to decide with no obligation?

Yes. It is a planning tool, not an offer or a promise of any price. If you would like a second opinion on your numbers, we are glad to walk through them with you.

Want a second set of eyes on your numbers? Text or email Rob at Winner Realty. Find more free calculators on our tools page.