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iBuyers, Agents, and Local Buyers – Understanding The Differences When Selling Your House in Houston

ibuyer compared to cash home buyers

Selling your house in Houston can be tough. You have companies such as iBuyers that are large and nationwide, but they don’t live and operate in our local community.

These large companies don’t strive to understand the needs that local home sellers have. They look at homeowners as just another number.

Overall these large ibuyers are not seeking to develop relationships with you.

Real estate agents are great but they come with a lot of costs. Local buyers, specifically Sell Your Homes Houston will pay you a great price on your Houston property while communicating and helping you with your needs.

We are your neighbors, we live and serve in the communities we do business in.

We walk you step-by-step through the process and working together with us at Sell Your Homes Houston will make the process quick, painless, and easy!

Once you contact us and we are working together you don’t have to worry about the headaches of an unwanted home that’s been weighing on you.


iBuyers are companies that buy and sell real estate through a technology platform to work directly with homeowners and buyers.

These companies aren’t local and do business on a large scale basis and sellers often find that they aren’t being listened to when it comes to their individual questions and concerns.

They are looking for properties all over the country in very good condition with minimal or no repairs needed.

They are not looking for homes that need a lot of work. They look for properties where they can give a low ball offer, charge high fees, then list it on the market for a profit.

If the property does need repair, they will often offer way less for the house, or require the seller to make the repairs before closing, in order to avoid extra risk.

iBuyers are focused on high volume and less profit per unit. Working with an iBuyer is a very cut and dry process; they have standard procedures for acquiring properties and are usually not willing to break the mold.

Their approach can be impersonal and can cause you to sacrifice on price. They are large and well know but they don’t suit specific homeowner’s circumstances like yours.

Real Estate Agent 

Agents are paid based on a percentage of the sale price of your house, there are often other fees and costs associated with selling through a standard real estate agent.

When using a real estate agent, the buyer’s agent will almost always order an inspection of the property. Which typically costs around $300-$500 in Houston depending on the size of the home.

If they find something wrong with the property structure, they may require you to fix it out of pocket before the property closes.

There are frustrating, calls in the middle of the day when you are at work. Phone calls asking if you are available to show your house. It will also be necessary to leave your house spotless every day before heading to work, just in case there is a showing while you’re gone.

Traditional house purchases usually require qualifications from banks, mortgage underwriting time, property inspection and the buyer may not end up qualifying in the end. 

The house selling transaction can cost you a lot of time and money. Also, the typical home stays on the market for 60 to 90 days.

Local Cash Home Buyers

Local buyers typically do not charge commission or transaction fees, and if they do, it is extremely low in comparison to agents or ibuyers.

By avoiding a real estate agent, there will be no commissions paid to a buyer’s or seller’s agent. That means potentially thousands of dollars in savings! Local buyers that do not use real estate agents are usually investors.

Working with these buyers will have aspects of iBuyers and buyers with real estate agents as well.

They tend to make all-cash offers with quick acceptance time frames but have inspection tendencies like local buyers that work with real estate agents.

They will most likely hire an inspector and request a price reduction for repairs needed. Some investors may need some time to inspect the property or to secure financing.

The local buyers will tend to close quickly since they are not waiting for financing. Real estate investors and other direct house buyers typically have a network of other house buyers, so if your property doesn’t fit their portfolio, then it may fit one of their colleagues’ portfolios.

Either way, this means very limited waiting time for an offer.  Also, when you sell your house in Houston, TX to house buyers, they will typically close faster than traditional house buyers, and usually pay full in cash.

By selling your house in Houston, TX to us at Sell Your Homes Houston , you will not have to worry about wasting your valuable time or going through a roller coaster of emotions.

As local buyers, we have time to stop and listen to your individual needs.


There are many differences and similarities between real estate agents, ibuyers and local cash home buyers. However, they are not all created equal.

Choosing to work with one and not the other comes down to the circumstances you are facing.

Neither option of selling your home is good or bad, its what works for you.


Selling your house in Houston can be simple. Call 832-535-2034 or send us a message today! 832-535-2034

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