In the U.S., it takes an average of 105 days to sell a home when using a traditional real estate process. But if you need to sell a house fast because you're relocating for work, facing financial challenges, or simply wanting to move on quickly, three months can feel like an eternity.
The good news is that you have multiple ways to speed up the process. For a guaranteed fast sale, you can sell to a cash buyer, often closing in as little as one or two weeks. If you have more time and want to maximize profit, you can work with a top real estate agent who specializes in quick closings, often cutting the timeline significantly while still getting you as close to market value as possible.
And if you want the best of both worlds — a quick sale and top-dollar offers — Clever Offers can help. This free service connects you with multiple vetted cash buyers and fast-sale options in one place, so you can compare competitive cash offers and choose the one that works best for you.
1. Sell to a cash buyer (guaranteed fast sale)
- 💵 Typical offer price: ~70% ARV, minus repair costs
- ⏰ Average selling timeline: <30 days
- 📈 Fees and other costs: Typically none
Cash home buyers, also known as house flippers, purchase homes to either rent out or renovate and resell for profit.
Unlike “retail” buyers who plan to live in the property, these companies typically buy as-is, letting you skip repairs, staging, and showings entirely. They also sidestep the mortgage approval process, which removes one of the biggest delays in a traditional home sale and makes the entire transaction much simpler for the seller.
Most cash buyers close in less than 30 days, but some motivated investors can close in as little as seven. The only exception would be if there are issues on either the buyer or seller side, like liens, title issues, or tenant occupancies that need consideration. Even then, closings can still usually happen within 30 days, compared to the traditional home sale, which takes about 45 days from offer to closing.
📝 How it works
Selling directly to a cash buyer usually follows a simple, streamlined process:
- Reach out to a buyer or platform. You can contact an investor directly or use a platform like Clever Offers that connects you with multiple vetted buyers at once.
- Provide basic property details. This includes your home’s condition, location, and preferred closing date.
- Get a property assessment. The buyer may review your property virtually, request photos, or schedule a quick in-person visit.
- Receive your offer. Most cash buyers provide an offer within 24–48 hours, with clear terms and no financing contingencies.
- Review and accept. If the price and timeline work for you, you sign the purchase contract.
- Close and get paid. You pick a closing date, sign the paperwork, and receive your funds at closing — often within a week or two, and usually by wire transfer.
✅ Best for
Selling to a cash buyer makes the most sense for sellers who:
- Need to sell quickly to avoid foreclosure or settle a financial hardship
- Have inherited a property they don’t want to maintain
- Own a home in poor condition or needing major repairs
- Are landlords selling a tenant-occupied property
- Have a specific closing date they must meet
⚠️ Trade-offs
While this is the fastest way to sell, there are downsides to weigh before choosing it:
- Lower sale price. Cash offers are often 70% of your home’s after-repair market value.
- Limited negotiation. Most investors make firm offers with little wiggle room.
- Buyer quality varies. If you're not using a vetted buyer or reputable platform, there’s a risk of predatory terms or last-minute price cuts.
🔍 How to choose a cash buyer company
To choose a cash buyer company, start by vetting your top options. Search third-party review sites to read seller feedback and confirm they have a strong track record and reliable reputation.
Ask each buyer for proof of funds. A legitimate buyer can provide a bank statement or a letter from their financial institution showing they have the cash available to close. This protects you from wasting time with buyers who can’t follow through. If they promise they’ll have the money later, don’t sign anything. Otherwise, you could end up stuck in a drawn-out transaction.
When you receive a purchase contract, read it carefully. Watch for hidden fees, vague terms, or clauses that let the buyer back out at the last minute. If possible, have a real estate attorney or experienced agent review it before you sign.
Avoid buyers who pressure you to sign immediately or ask for large upfront “processing” or “application” fees. Reputable companies don’t require these.
For added peace of mind, consider using a service like Clever Offers, which works only with vetted buyers who have a proven history of closing deals. This saves you the work of researching each buyer yourself while still giving you multiple offers to compare.
⚠️ Red flags to watch out for when selling to a cash buyer
- No proof of funds. A legitimate buyer can provide a bank statement or a letter from their financial institution showing they have the cash available to close. This protects you from wasting time with buyers who can’t follow through. If they promise they’ll have the money later, don’t sign anything. Otherwise, you could end up stuck in a drawn-out transaction.
- Vague contract terms. Your contract should include a reasonable inspection period (<10 days), appropriate earnest money (1–2% of purchase price) that becomes non-refundable after the inspection period, well-defined cancellation terms that protect both parties, and clear requirements for forfeiting earnest money if the buyer backs out without a contractually valid cause.
- Assignment language. Be cautious of language that grants privileges to "buyer and/or assigns" or allows the buyer to market and show the property while under contract. "Assignment" terms often signal wholesaling, which involves putting your house under contract and flipping the contract to another buyer for a higher price than what's been offered.
- High-pressure or evasive behavior. Be wary of any investor who tries to pressure you to sign a contract, fails to provide appropriate earnest money (including withholding it until after the inspection), allows multiple third parties to "inspect" the property, or delays returning calls or signing the contract.
2. Sell with a top listing agent (higher profit)
- 💵 Typical sale price: 98.0% of list price
- ⏰ Typical selling timeline: 105 days
- 📈 Fees and other costs: Realtor fees (5–6%, negotiable), closing costs (1–3%), home prep (market rate for cleaning, landscaping, etc.), repair credits (negotiated with buyer)
If you have a bit more time and want to get the highest possible price for your home, selling on the open market with an experienced real estate agent is often the best route. While it’s not usually as fast as a direct cash sale, the right agent can still move quickly.
The average U.S. home sale takes about 105 days from listing to close, but certain factors can speed that up or slow it down.
For example, having an agent with strong marketing skills, pricing the home competitively, and living in a high-demand market can significantly shorten that timeline. An experienced agent will also tap into their network of fellow agents and investors to find interested buyers fast.
📝 How it works
Selling with an agent follows a fairly straightforward process, but each step is important for attracting the right buyers and keeping the sale on track.
Here’s what it typically looks like from start to finish:
- Find and hire a real estate agent. Use referrals or a free matching service like Clever Real Estate to find and compare top local agents. Interview at least three before signing a contract. Ask how they might price and market your home.
- Set your list price and terms. Your agent will prepare a market report to estimate your home’s value based on comparable homes that have recently sold. Also, specify your sale terms (e.g., cash offer, sold 'as is,' proof of funds required to view property, etc.) to speed up the deal, but be careful not to narrow your buyer pool.
- Prepare your house for sale. In addition to cleaning, decluttering, and paint touchups, you may want to get a pre-listing inspection to uncover major issues early. From there, you can determine whether to make repairs or adjust the price based on the findings. Mark the property as “coming soon” while you prep to drive interest.
- Market your home to buyers. Your agent will handle this step, which includes finalizing your MLS listing, tapping their network of agents and buyers, and arranging showings.
- Gather and negotiate offers. Your agent will collect offers from potential buyers and then review them with you. A good offer is more than a high price — consider factors like closing costs, the timeline, and contingencies, too. You can then negotiate with the buyer or accept an offer.
- Review the contract and sign. After accepting an offer, you’ll review all paperwork with your agent. Verify the buyer’s mortgage preapproval or proof of funds, and make sure you understand what conditions could let the buyer back out of the deal. Once you and the buyer have signed, your home is under contract.
- Complete inspections and walk-throughs. Buyers will order a home inspection and appraisal to ensure the home is in good condition and worth the purchase price. If the appraisal comes in low, you may have to renegotiate the sale price. Otherwise, the buyer will get a final walk-through before closing.
- Close on your home sale. On closing day, you and the buyer will sign a lot of paperwork and provide documents such as the deed, title, bill of sale, and tax records. You can attend the closing in person or e-sign your documents. Your sale proceeds will be wired to your bank account.
✅ Best for
Selling with an agent makes the most sense for sellers who:
- Have time to sell and want to maximize profit
- Own a home in good condition that doesn’t require significant repairs
- Are in a high-demand market where buyer competition can drive up offers
- Have a property with unique or luxury features that appeal to niche buyers who are best reached through targeted marketing
- Are comfortable hosting in-person or virtual showings and following the standard listing process
⚠️ Trade-offs
While selling with an agent can often net you a higher price, it also comes with some trade-offs to consider before committing to this route:
- Longer timeline than a cash sale. Even a quick on-market sale often takes several weeks longer than selling directly to an investor.
- Potential upfront costs. You may need to invest in cleaning, staging, or minor repairs to attract buyers.
- Commissions and closing costs. Traditional listing agent commission is usually 3% of the sale price. You may also be asked to cover the buyer's agent fee or pay closing cost concessions to help buyers cover repairs.
🔍 How do you pick a realtor to sell your house fast?
Start by looking for an agent with a strong reputation in your local market. Many home sellers begin by asking friends, family, or colleagues for recommendations — or using an agent matching service like Clever Real Estate to find top agents fast. Check each agents’ online reviews from previous customers.
Once you’ve narrowed your list, it's wise to interview at least three agents. Be clear about your selling timeline and whether you intend to make any repairs to the property. Then, ask how they plan to market your house to secure a quick sale. A good agent should be able to share examples of professional photography, staging, and past marketing campaigns, as well as a plan for attracting both traditional buyers and cash investors on your timeline.
Ask agents about their commission rate. The average is 2.5–3%, depending on the market, but some brokers will charge less. A lower commission rate can help you offset a below-market list price or repair credits needed to entice buyers. Some agents may also be willing to negotiate a tiered payment structure based on performance in terms of speed and sale price.
Read the listing agreement carefully to be sure you understand all aspects of the contract, including the specific services the agent will provide, the fees they will charge, and the amount of time you’re giving them to sell your home.
💡 Tips for selling your house faster
Even if your home isn't in the best condition, there are ways to make it more attractive to buyers for a quick transaction.
Price your house to sell
To ensure a fast sale, experts suggest listing your home slightly below comparable properties. For instance, Bob Nyswonger, an agent with Comey & Shepherd Realtors in Kentucky, recommends listing 5–10% below market value and stating that you’re seeking a contingency-free contract (i.e., selling for all cash and as-is).
Get a pre-listing inspection
Knowing the home’s actual condition can help you set a more accurate listing price. It can also reduce the back-and-forth negotiations that arise after the buyer’s inspection, speeding up the closing process. If you uncover potential issues with your house, you can either fix them in advance or offer an upfront credit to cover the cost.
Help buyers see the potential
While you don't need to sink thousands of dollars into home improvements, investing some time and elbow grease into getting your home ready can make a difference. Prepping your house for a quick sale can be as simple as deep cleaning, decluttering, tidying up the landscape, and letting in as much natural light as possible.
You should also make it easy for buyers to see your home by accommodating evening and weekend showings when possible.
Offer buyer incentives
Buyer incentives are special offers you could provide to make your house more attractive. These can be helpful if you don’t want to lower your asking price too much.
“Price is not the only thing that can draw buyers’ attention,” says Delaney Juarez, a Keller Williams agent in San Antonio. “You want to figure out what it is that buyers are looking for right now and then provide that.”
Some of the most common buyer incentives include:
- Closing cost coverage. Buyers’ closing costs are usually 2–5% of the purchase price and are typically paid out of pocket. Offering to pay their closing costs out of your net proceeds can ease this burden and save them thousands of dollars.
- Interest rate buydown Many buyers are struggling to afford homes due to higher interest rates. A mortgage rate buydown lets you (the seller) pay an upfront fee to lower the buyer’s interest rate on a mortgage for a set period, usually the first few years of the loan. You can also secure a permanent buydown for the buyer by purchasing one or more mortgage points[1]. Each point costs 1% of the loan amount and reduces the interest rate by 0.25%.
- Repair credit. If you’re unable to make repairs due to a lack of time or money, offer to give the buyer funds so they can address the issue after closing. A repair credit is tied to specific repairs identified during the home inspection. You can apply the credit toward closing costs or use it to reduce the amount of cash the buyer will owe at closing.
- Rent-back agreement. A rent-back agreement is a temporary arrangement in which the seller stays in the home and rents it from the buyer after closing. This can be helpful if the buyer still needs to sell their old house — they can avoid two mortgage payments. Plus, the rental income can offset some of the buyer’s expenses, such as appraisal fees or closing costs.
- Higher buyer’s agent commission. While it’s no longer customary for sellers to pay the buyer’s agent’s commission, many still do. Offering to cover the 2–3% fee can save the buyer thousands of dollars, which is an attractive incentive when they’re already having to come up with a down payment and closing costs.
Minimize contingencies
Real estate contingencies are specific criteria that must be met before a home purchase can be finalized. They often allow time for the buyer to get a home inspection or appraisal, a mortgage loan, or homeowners’ insurance, or to sell their current house.
“Contingencies are basically ways that the buyer can back out of the deal, and the more of those there are, the more opportunities they will have to back out,” says Juarez. “So, make sure that the contract is written in a way that protects your goals of selling quickly without any hiccups.”
Stronger offers might include:
- All cash offer or proof of funds
- A brief inspection period
- Waiver of appraisal, financing, or home sale contingencies
- Language indicating that the buyer accepts the home “as-is”
Get your documents in order
Selling a home comes with an enormous amount of paperwork. Your realtor should provide a complete list of what’s needed, but these are the items you’ll generally want to have on hand:
- The property deed
- Homeowners insurance policy
- Homeowners association (HOA) documents, if applicable
- Home improvement and maintenance records
- Manuals and warranty information for major appliances and systems
- Utility bills and service contracts
- Seller’s disclosures
- Previous inspection reports
3. Compare your options with Clever Offers
If you want to sell quickly but also want to be sure you’re getting the best possible deal, Clever Offers can give you the speed and security you need.
Instead of committing to one buyer or one selling method, you can compare multiple fast-sale options side by side, including cash offers from vetted investors, competitive bids from a 7-day MLS listing, and hybrid approaches that combine upfront cash with additional profit after your home sale.
Because Clever Offers is a free service, there’s no risk in exploring what’s out there. You’re not locked into any one offer, and you can choose the path that best fits your goals, timeline, and property.
📅 Closing timeline
Your timeline depends on which Clever Offers program you choose:
- Investor Offers: Typically close in 7–30 days, depending on title readiness and whether the buyer is local or national.
- 7 Day Sold: Generally takes 14–45 days from listing to close, with the competitive bidding window running just 1–2 weeks.
- Instant Cash Offer: Usually closes in about 21 days, with the possibility of a second payout after the home is resold on the open market.
With each option, Clever’s team stays involved from start to finish, ensuring your sale stays on track.
📝 How it works
Using Clever Offers is a streamlined way to compare multiple selling options at once without starting the process over for each buyer. Here’s how the service typically works:
- Fill out a quick form or call Clever Offers. Provide basic details about your home, its condition, and your selling timeline. A team member will confirm your information and learn which selling methods you’re open to.
- Get matched with vetted buyers. Clever contacts its network of investors, iBuyers, and top local agents with fast-sale programs to find the best fits for your property.
- Review multiple offers or sale options. Each option comes with clear details on price, terms, and closing timeframes.
- Choose how to proceed. You can accept a cash offer, try the 7 Day Sold program, choose the Instant Cash Offer for a guaranteed sale plus a share of resale profits, or decide not to sell.
- Close the deal or walk away. There’s no obligation, and Clever can connect you with a local realtor for a traditional listing if you change your mind.
✅ Who Clever Offers works best for
Clever Offers is designed to give sellers options and control over their home sale — even when working with a short runway.
When request offers through Clever Offers, you get:
- Multiple options in one place. Compare prices and timelines without having to repeat the process with different buyers.
- No-cost, no-obligation service. You can walk away at any time if the offers aren’t right for you.
- Vetted, trustworthy buyers. This reduces the risk of lowball offers or deals falling through.
- Nationwide coverage. Clever has buying partners in almost every U.S. market.
- Hands-on support team. They keep deals moving and answer your questions along the way.
- Flexible sale methods. Choose from fast cash sales, short-term listings, or hybrid payout options.
⚡ Get the best of both worlds
Selling to a reputable cash buyer can help you close quickly, but you’ll typically earn less than selling on the open market. Working with an experienced agent can bring in a higher price, though it may take longer.
Clever Offers helps you get the best of both worlds. You can compare multiple offers from vetted cash buyers, which can prevent lowball deals and increase your potential profit. Or, you can sell through a program like 7 Day Sold, where an agent markets your home 'as is' and requests offers within competitive bidding window. Both options combine speed with a strategy to maximize price.
Compare multiple cash offers and quick-sale options today — it's free, with no obligation.
FAQ: How to sell a house fast
What's the fastest way to sell a house?
The fastest way to sell a house is typically to sell to a cash buyer, such as a real estate investor or iBuyer. But you won’t receive what it's actually worth — cash buyers usually pay about 70% of the home’s after-repair value (ARV).
How do you sell a house fast in a slow market?
In a slow market, you can sell faster by pricing competitively (5–10% below comps), offering buyer incentives (like paying for some of their closing costs or offering a home warranty), improving curb appeal, and marketing to the widest pool of buyers possible. Also, make sure your home is in livable condition — that way, it’ll be eligible for more types of financing and not just cash buyers.
How do you sell a fixer-upper house fast?
There are a few ways to sell a fixer-upper fast, but the quickest is to target cash buyers or investors who specialize in renovation projects. These buyers target sell your house as-is, meaning you won’t need to make repairs or upgrades. Many can close in 7–21 days, even if the home needs major work.
How do you sell a house full of furniture fast?
To sell a house full of furniture fast, first determine the furniture’s overall condition.
If it’s new or in excellent shape, you can consider marketing the home as turnkey to attract relocating buyers or vacation-home shoppers.
If the furniture is dated, mismatched, or part of an estate, you might consider targeting investors or cash buyers who purchase as-is, though the sale price may be lower.
Even with older furniture, some traditional buyers see value in furnishings they can keep or resell. Highlight the option to include furniture in your listing and provide clear, detailed photos to spark interest.