There’s more than one way to sell a house, and the right one depends on your house, your timeline and how much work you’re willing to put in. Most people in Spokane, Coeur d’Alene and the Tri-Cities choose between listing with a real estate agent and selling directly to a local cash buyer. But owner financing, rent-to-own, national “iBuyer” companies and selling to a family member are options too.
Here’s an honest side-by-side so you can pick what fits.
The quick comparison
| Listing with an agent | Local cash buyer | National iBuyer | Owner financing or rent-to-own | |
|---|---|---|---|---|
| Price | Often the highest, if the house is in good shape and the market cooperates | Below fixed-up retail, reflecting repairs and costs | Usually below retail, with fees and repair deductions | Can be higher, paid over time |
| Fees | Commissions plus seller closing costs | With us: no fees or commissions, and we pay the closing costs | Service fee plus closing costs | Attorney and setup costs; ongoing servicing |
| Timeline | Weeks to months to find a buyer, then about a month or more to close | As little as 7 days, or your date | A few weeks, where available | Fast to start; you’re paid out over years |
| Repairs | Usually expected, plus inspection requests | None; sold as-is | Usually deducted after inspection | Varies; risk of damage if the buyer defaults |
| Showings | Many | One walkthrough, or photos | Inspection visit | A few |
| Certainty | Deals can fall through on financing or inspection | Cash; no loan to fall through | Offer can change after inspection | Buyer may stop paying or walk away |
Option 1: List with a real estate agent
A good agent prices the house, markets it on the MLS, handles showings and negotiations, coordinates inspections and appraisals, and guides you to closing.
Pros: You’ll likely get the highest price if your house is updated and in good condition. The agent handles the negotiating and the process.
Cons: You’ll usually pay to fix and clean up the house, keep it show-ready, pay commissions and closing costs, and carry the mortgage, taxes, insurance and utilities while it’s on the market. Buyers with loans can back out over financing, appraisal or inspection issues.
How to choose a good agent
- Ask past clients, not just review sites. A good agent will gladly connect you with recent sellers.
- Ask about homes like yours: what they listed for, what they sold for and how long it took.
- Check their license with the Washington Department of Licensing or the Idaho Real Estate Commission.
- Ask for the marketing plan. What will they do that other agents won’t?
- Don’t pick on commission alone. A cheaper agent who sells for less, or slower, may cost you more.
Option 2: Sell to a local cash buyer
A cash buyer purchases the house directly, as-is, without a bank loan. Here’s how it works with Backyard Home Buyers:
- A fair cash offer, usually within 24 hours
- We buy as-is: no repairs, cleaning, staging or photos
- No fees or commissions, and we pay the closing costs
- Close in as little as 7 days, or on the date you pick
- No string of showings; one walkthrough, and in the Tri-Cities we can often work from photos
- We buy with tenants in place, and rent-backs are available if you need a little time after closing
The trade-off: our offer will usually be below what a fully fixed-up house might list for, because we take on the repairs and the costs of reselling. The real question is how your net compares once you subtract commissions, repairs, closing costs and months of holding costs from a listing. Our guide on the cost of selling a house helps you run those numbers, and this post explains how we figure an offer.
Option 3: A national iBuyer
Some large companies make instant offers online using computer pricing models. They can be convenient, but keep in mind:
- They operate in select markets and may not be buying in your area.
- Pricing models can miss what makes a particular Spokane or Coeur d’Alene neighborhood, street or older home different.
- They often charge a service fee and may lower the price after their inspection.
- There’s usually little room to negotiate.
A local buyer who walks the house and knows the neighborhood can often give you a more realistic number, and you can talk to a real person about it.
Option 4: Owner financing
With owner financing, you act as the bank: the buyer pays you over time instead of getting a mortgage.
Pros: A bigger pool of buyers, possibly a higher price, interest income and less pressure to make repairs for a lender.
Cons: You don’t get your money all at once. If the buyer stops paying, you may face a long, costly process to take the property back, sometimes in worse shape. Federal and state lending rules can apply to seller-financed sales, so you’ll need an attorney to set it up and someone to track payments.
Option 5: Rent-to-own
The buyer rents the home with an option to buy later. It can bring in rent and a higher eventual price, but there’s no guarantee they’ll ever buy. Many don’t. You’re still the landlord in the meantime, responsible for repairs, and you carry the risk of damage and market swings. Have a real estate attorney draft the agreement.
Option 6: Sell to a family member
Keeping a house in the family can be meaningful. Before you agree, know the home’s market value, make sure your relative can actually get financing, and think hard about how it could affect the relationship if something goes wrong. A title company or attorney can help with the paperwork, and a CPA can explain any tax effects of selling below market.
Which is right for you?
It usually comes down to a few questions:
- How soon do you need to sell?
- Does the house need repairs you don’t want to pay for or manage?
- Would you rather wait and see if you can get top retail price, or know your number and closing date now?
If your house is updated and you have time, listing with a good agent may net you the most. If it needs work, you’re on a deadline, or you just want it done, a direct sale is often simpler. We’re happy to give you an offer you can compare with a listing.
We’re a local, family-owned company. Both owners were born and raised in the Inland Northwest, and since 2019 we’ve done over 500 deals in Spokane, Coeur d’Alene and the Tri-Cities. See how it works, tell us about your house, or call (509) 461-9079.