Cash offer vs listing: the net-proceeds comparison
The question isn't which price is higher. It's which route leaves more money in your account once every cost and month of waiting is counted. A Palm Beach County law firm puts typical seller closing costs at 6% to 8% of the price when you list, with commission the biggest line.
The example below compares a $500,000 sale through an agent with a $425,000 cash offer. Both prices are made up for illustration and are not a market estimate. Florida charges documentary stamp tax on deeds at $0.70 per $100 of the price in every county except Miami-Dade. In Palm Beach County, the seller customarily pays for the owner's title policy, which the same law firm puts at about $0.005 to $0.0058 per dollar, or about $2,575 on a $500,000 sale.
| Line item | List with an agent | Cash offer |
|---|---|---|
| Sale price (example) | $500,000 | $425,000 |
| Agent commission (example 5%) | $25,000 | $0 if no agent is involved |
| Doc stamp tax on the deed ($0.70 per $100) | $3,500 | $2,975 |
| Owner's title policy (seller custom in Palm Beach County) | About $2,575 | About $2,125 to $2,465 |
| Other closing fees (example) | $500 | $500 |
| Net before mortgage payoff and prorations | $468,425 | $419,060 to $419,400 |
In this example, the listing route nets about $49,000 more before other costs. The cash offer only comes out ahead if the months on the market, repairs, concessions and the risk of a failed contract would cost you more than that gap. Run your own numbers in the seller net proceeds calculator.
What changes between a cash sale and a listing
A cash buyer, often an investor, trades price for certainty and speed. There is no mortgage approval or lender appraisal, so closing can happen as soon as title work is done. Many buy as-is, which saves you repairs and showings. In return, the offer is usually well below what the home might sell for on the open market.
Listing gives the open market a chance to compete for your home. You pay a commission, prepare the home and carry it until closing, and the buyer's loan can add conditions and delays. Commission is negotiable. Kelley, Grant and Tanis, a Palm Beach County law firm, says commissions have historically run 5% to 6% and are being renegotiated after the 2024 NAR settlement.
Ways to sell a house fast in Boca Raton
There are four common routes. Each trades some price for speed or certainty in a different way.
Local cash investors
"We buy houses" firms and individual investors buy as-is and can close once title work is done. Offers are usually well below open-market value because the buyer prices in repairs, holding costs and profit. Get more than one offer and check proof of funds.
iBuyers
iBuyers make instant algorithmic offers on homes that fit their criteria, then charge a service fee and deduct repairs after inspection. Opendoor lists Miami among its Florida markets; check whether your address and home type qualify before you count on it. Ask what fees and repair deductions apply before you compare its offer with others.
Auction
An auction sets a date and a deadline for buyers, which can move a unique or hard-to-price home. Expect auction fees, a buyer's premium that affects bids, and the risk that the reserve isn't met. Read the auction contract closely before you sign.
Listing as-is with an agent
You list at a price that reflects the condition and let the open market compete, often with a shorter inspection period. It usually takes longer than a cash sale, but can net more, as the table above shows.
Pricing to sell fast
A standard listing priced at or slightly under recent comparable sales can draw offers quickly without giving up the full cash-buyer discount. Ask a local agent for the last six months of sales for homes like yours.
How fast homes are selling around Boca Raton
Days to pending
Zillow's metro-level data for Miami, which includes Palm Beach County, showed an average of 98 days to pending in August 2026, against 97 a year earlier. Closing adds more time for a financed buyer.
Sale-to-list and price cuts
Homes sold for 95.7% of their final list price on average, and 18.9% of listings had a price cut. Metro inventory was 48,328 listings, down from 56,417 a year earlier.
Boca Raton values
Zillow's typical home value for Boca Raton was $576,824 in August 2026, up 3.7% in a year. Those figures are averages. A well-priced single-family home in a popular ZIP can go under contract much faster, while an older condo with pending assessments can sit far longer. See the Boca Raton housing market page for the trend, or get a starting figure from the Boca Raton home value page.
Costs of selling a house in Florida
Commission
The law firm says commissions have historically run 5% to 6% and are being renegotiated after the 2024 NAR settlement. It is negotiable either way.
Doc stamps and title
Florida's deed stamp tax is $0.70 per $100 of the price, $3,500 on a $500,000 sale, and in Palm Beach County the seller customarily pays for the owner's title policy, about $2,575 at that price.
HOA estoppel certificate
If you are in an HOA, Florida law requires the association to issue the estoppel certificate within 10 business days of a request. The base fee may not exceed $250 when nothing is delinquent, plus $100 for delivery within 3 business days, and the caps are adjusted for inflation every five years. Order it early if you need a quick close.
Other costs the example leaves out
- Carrying costs. Add each month's mortgage interest, insurance, utilities, HOA dues and lawn or pool care while the home is listed.
- Property tax proration. Florida tax bills go out in November, so at closing you usually credit the buyer for your share of the current year. The Florida Department of Revenue lists a 4% discount for paying in November.
- Estoppel fees. If the home is in an HOA or condo association, the association charges for the estoppel certificate. The same law firm estimates about $250 to $500.
- Repairs and credits. Inspection requests and buyer credits often come up on financed sales. Cash buyers may skip them, so check the contract.
- Mortgage payoff. Ask your lender for a payoff letter. It includes interest to the payoff date, not just the balance on your statement.
The Florida closing costs guide explains each line in more detail.
Paperwork you need either way
A cash sale does not remove Florida's rules. Under section 689.302 of the Florida Statutes, sellers of residential property must give the buyer a flood disclosure at or before signing the contract. It asks whether you know of flooding that damaged the property while you owned it, whether you filed a flood insurance claim, and whether you received flood assistance such as from FEMA.
The Department of Revenue also notes that every party to a deed is liable for the doc stamp tax, whatever the contract says about who pays. Make sure the contract states it clearly and that a title company or closing attorney collects it at closing. If you are selling a property you inherited, read selling inherited property in Florida first, because probate and title steps can set the timeline.
Red flags in a cash offer
Most cash buyers are legitimate, but a few habits can cost you time or money. Check each offer against this list.
- Ask for proof of funds dated within the last few weeks, in the buyer's own name.
- Read the inspection or due-diligence period. A long one with an easy exit gives the buyer a free option on your home.
- Look for assignment language. Some buyers plan to sell the contract to someone else instead of closing.
- Make sure the earnest money goes to a title company or attorney escrow, not to the buyer.
- Get at least two cash offers and one agent's pricing opinion, so you know the real gap.
If you want a pricing opinion or a second cash offer, we can introduce you to a local agent who works in Boca Raton.
When a cash sale makes sense
A cash sale is worth a close look when the gap in the net-proceeds table is smaller than what waiting would cost you.
The home needs major work
If the roof, plumbing or electrical would stop a lender or insurer, a financed buyer may not be able to close. A cash buyer takes that risk off your hands.
An older condo facing assessments
Condo buildings of three stories or more need milestone inspections at 30 years (or 25 where required), and repairs must start within a year of a phase two report. If your building has a large special assessment coming, some buyers will walk away, and a cash offer may be the practical route.
A hard deadline
A job move, a divorce or two mortgages at once can make certainty worth more than the last few percent of price.
An inherited home
Probate and title steps set the timeline, and a cash buyer can often wait for them. See selling inherited property in Florida.
Common questions
How much is the doc stamp tax when I sell a house in Boca Raton?+
Florida charges documentary stamp tax on deeds at $0.70 per $100 of the sale price in every county except Miami-Dade, so Palm Beach County sellers pay that rate. On a $500,000 sale it comes to $3,500. By custom the seller usually pays, but Florida law makes every party to the deed liable, so the contract should say who pays.
Who pays for title insurance in Palm Beach County?+
By local custom, the seller pays for the owner's title insurance policy in Palm Beach County. The contract can assign it differently, so read that clause before you sign. A Palm Beach County law firm estimates the owner's policy at about $2,575 on a $500,000 sale.
How long does it take to sell a house in Boca Raton?+
Zillow's data for the Miami metro, which includes Palm Beach County, showed an average of 98 days to pending in August 2026. Closing usually follows some weeks later for a financed buyer. A cash buyer can close sooner because there is no lender, but the timeline still depends on title work and the contract terms you agree.
Is a cash offer worth it in Boca Raton?+
It depends on the gap between the two net figures. Subtract commission, doc stamps, title costs and fees from a realistic listing price, then subtract carrying costs, repairs and likely concessions. Compare that with the cash offer after its own costs. If the cash net is close, speed and certainty may be worth it.
What are closing costs for a seller in Palm Beach County?+
A Palm Beach County law firm puts typical seller closing costs at 6% to 8% of the sale price when you list with an agent, with commission the largest item. The rest includes Florida's deed stamp tax at $0.70 per $100, the owner's title policy, which sellers customarily pay in the county, association estoppel fees and a share of the year's property tax. A cash sale without an agent removes the commission.
How much can an HOA charge for an estoppel certificate in Florida?+
For a homeowners association, Florida law caps the fee at $250 when no delinquent amounts are owed, plus $100 if you ask for delivery within 3 business days, and the caps are adjusted for inflation every five years. The association must issue the certificate within 10 business days of a request, or it can't charge for it. Order it as soon as you have a contract.
Sources
- Zillow Research: Home Value Index and market data, August 2026
- Florida Department of Revenue: Documentary Stamp Tax
- Kelley, Grant and Tanis, P.A.: West Palm Beach real estate closing costs, what buyers and sellers pay in Palm Beach County
- Florida Department of Revenue: Property Tax Information for Taxpayers
- Florida Legislature: Section 689.302, Florida Statutes, Disclosure of flood risk
- Florida Statutes: Section 720.30851, estoppel certificates
- Opendoor: Locations
- Florida DBPR: Milestone inspections and structural integrity reserve studies
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Antonio Roberts
Antonio Roberts has spent five years helping more than 500 Florida buyers and sellers choose the right real estate agent. He is not a real estate agent himself: he researches what matters in a Florida move and connects people with licensed local agents, free of charge.
Reviewed by a licensed Florida real estate agent. Before publication, this guide was checked for accuracy by a licensed Florida real estate agent on our team. It is general information, not legal, tax or financial advice.
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