When most people sell a house, they get one answer. The cash buyer gives you their number. The traditional agent tells you to list it. Each one is pitching the only thing they sell.

We'd rather show you everything and let you pick.

Below are the five main ways to sell a house in Louisville, what each one looks like in real dollars, and who each one fits. Every number here is an example. Your real numbers depend on your house, and we'll run them for free.

Option 1: List it on the MLS (the traditional way)

This is what most people picture. Your house goes on the MLS (the Multiple Listing Service, the database every agent in the area searches), it gets professional photos, buyers tour it, and you take the best offer.

• Usually gets you the highest sale price
• Takes the longest: in today's Louisville market, a typical house takes around a month to go under contract, then another 30 to 45 days to close
• Buyers will usually ask for an inspection and may ask for repairs or credits
• Works best when the house is in decent shape and you have a couple of months

Want to see what you'd actually walk away with? Use our seller net proceeds calculator.

Option 2: Sell as-is for cash

A cash buyer, usually an investor, buys the house exactly as it sits. No repairs, no cleaning, no showings, and you pick the closing date.

Here's what most cash buyers won't tell you: how they come up with their number. It's simple math.

• They start with the ARV (After-Repair Value), what the house would sell for fully fixed up
• They subtract the repair cost
• They subtract their buying, holding, and selling costs (closing costs, insurance, utilities, taxes, loan interest, and agent fees when they resell)
• They subtract the profit they need to make it worth the risk

Example: a house worth $250,000 fixed up needs $40,000 of work. Add roughly $25,000 in costs and a $25,000 profit target, and the investor's offer lands around $160,000.

That's not a ripoff. That's the price of speed and certainty. The question is whether it's the right trade for you.

Where we're different from a single cash buyer: Winner Realty is connected to OffMarket.deals, a private marketplace with more than 70,000 investor buyers. Instead of one investor naming their price, your house can be put in front of a lot of them at once, and competition is what moves a cash price up.

Option 3: Novation (closer to full price, without paying for repairs)

A novation sits between listing and a cash sale. You sign an agreement that lets a real estate team handle the work of getting your house sold on the open market, often including cosmetic updates, at their expense. When it sells, you get the agreed price, and they keep what's above it.

• Usually nets more than an as-is cash sale
• You don't pay for repairs out of pocket
• Takes longer than cash, about as long as a regular listing
• The agreement has to be clear about who pays for what and what happens if it doesn't sell

Full breakdown: Novation agreements in Kentucky

Option 4: Seller financing or "subject-to"

If you own your house free and clear, or have a lot of equity, you can act as the bank. The buyer pays you a down payment and then monthly payments with interest. You often get a higher price and steady income.

"Subject-to" means a buyer takes over your existing mortgage payments while the loan stays in your name. It can help someone who needs out fast and has a low interest rate, but it carries real risk, because your credit is still tied to that loan.

• Seller financing: higher price, monthly income, slower payout
• Subject-to: fast relief from the payment, but your name stays on the loan
• Both need a real estate attorney on the paperwork. No exceptions.

Full breakdowns: Seller financing in Kentucky and Subject-to in Kentucky

Option 5: Short sale (when you owe more than it's worth)

If your mortgage balance is higher than what the house can sell for, your lender may agree to accept less than you owe. It's slower and takes paperwork, but it's usually far less damaging than a foreclosure.

Full breakdown: Short sales in Kentucky

Which one fits you?

• You have time and the house is in good shape: list it
• You need out fast, or the house needs a lot of work: cash sale, with competing buyers
• You want more than a cash price but can't afford repairs: novation
• You own it outright and don't need all the money today: seller financing
• You owe more than it's worth: short sale

Most people don't fit just one. That's why we run the numbers on two or three side by side before you decide anything.

Frequently asked questions

Will you tell me which option makes me the most money?

Yes. We'll lay out the estimated net (what lands in your bank account after every cost) for each option that fits your house, and tell you honestly which one wins and why.

Is a cash offer always a lowball?

No, but it's always lower than a fixed-up retail price, because the buyer is taking on the repairs and the risk. A fair cash offer follows the math above. If someone can't explain how they got their number, be careful.

Does Winner Realty buy houses directly?

Our first job is representing you. If anyone connected to Winner Realty ever wanted to buy your property, we'd tell you in writing up front that they hold a real estate license, as Kentucky law requires, so you can make a fully informed decision.

What is OffMarket.deals?

It's a private online marketplace where investors look for properties that aren't listed on the MLS. More than 70,000 buyers use it. If you choose a cash sale, it lets your house reach a big group of buyers at once instead of just one.

Can I change my mind after we pick an option?

Before you sign a contract, absolutely. Once you sign, you're bound by that contract's terms, which is why we walk through every option before anything gets signed.

Get your numbers

Call Winner Realty at (502) 305-8915 or book a time. Want a starting point right now? Try the instant home value estimate.