In most cases, no, cash house buyer companies in Florence do not charge agent commissions and reputable buyers avoid hidden fees altogether. The relief comes from knowing the price offered is designed to be the number you actually walk away with. For homeowners already juggling stress, that clarity matters.
Many sellers steady themselves by learning how this works locally, sometimes using reference points like Kentucky Sell Now to understand what’s normal, what’s optional and what should raise concern.
What are “we buy houses” companies and how do fees work
A “we buy houses” company is a buyer, often a local real estate investor, that purchases homes directly from owners, usually with cash, typically as-is and without charging agent commissions.
Because there’s no listing agreement, sellers usually don’t pay the 5-6% agent fees common in traditional sales. According to NAR, commissions remain one of the largest seller expenses nationwide. Removing them can immediately reduce financial pressure.
How investors differ from agents, iBuyers and wholesalers
- Agents earn commissions and rely on MLS exposure and financed buyers.
- iBuyers use algorithms and often add service fees or price adjustments.
- Wholesalers may assign contracts, which can introduce uncertainty and added costs.
Companies that buy houses for cash typically aim to close directly. That’s why the investor vs agent experience often feels simpler when fees are a concern.
MLS vs investor timelines and where costs add up
Time quietly creates costs.
Redfin reports homes often take 35-50 days to go under contract nationally, before closing time is added. During that window, mortgage payments, taxes, insurance and utilities continue. ATTOM data links longer time on market to higher total seller expense.
MLS vs investor timeline
- MLS sale: Prep, listing, showings, negotiations, inspections, appraisal, financing, closing
- Investor sale: Walkthrough, offer, title work, closing
The longer the timeline, the more carrying costs accumulate, often overlooked when comparing prices alone.
FSBO vs MLS vs investor
FSBO can avoid commissions, but it places pricing, disclosure and negotiation on the seller. In practice, FSBO listings often experience longer exposure and repeated renegotiations.
Investor paths appeal to homeowners who want to sell houses without an agent or sell a house as-is without repairs and limit disruption.
An investor sale is an off-market transaction where a buyer purchases directly, often with cash and usually closes without repair or financing contingencies.
How the cash buyer process keeps fees transparent
Understanding how we buy houses companies work removes uncertainty.
Step 1: Review details and pricing strategy for speed
Condition, location in Florence and timeline goals are reviewed first. This sets a clear pricing strategy for speed, rather than layering fees later.
Step 2: Investor walkthrough process
A we buy houses walkthrough focuses on systems and risk, roof age, plumbing, electrical, foundation and safety items, along with condition & location impact.
Step 3: Investor offer formula and cash offer breakdown
Most buyers rely on a consistent framework:
Investor offer formula:
ARV – repairs – margin
The ARV repair estimate reflects resale value after updates. Repairs include visible and hidden work. The margin covers carrying costs, resale expenses and risk. This is why there’s typically no separate “fee” line item.
Step 4: Cash investor timeline and closing
With financing removed, the cash investor timeline is shorter. Closing costs are usually standard title and escrow items, not surprise charges.
Net proceeds: commissions vs real outcomes
What matters is what you keep.
Realistic Florence scenario
A home could list for $300,000.
Traditional sale estimate
- Sale price: $300,000
- Agent commissions (5%): -$15,000
- Seller closing costs: -$6,000
- Repairs and prep: -$12,000
- Carrying costs over 2 months: -$4,000
Estimated net before payoff: $263,000
Investor sale estimate
- Cash offer: $275,000
- Repairs: $0
- Commissions: $0
- Reduced carrying costs
Estimated net before payoff: $275,000
That difference explains why we buy houses vs realtor comparisons often favor certainty over list price.
We Buy Houses vs Traditional Sale Comparison Table
| Factor | We Buy Houses | Traditional Sale |
| Agent commissions | None | 5-6% |
| Timeline | Shorter, predictable | Longer, variable |
| Repairs | As-is | Often required |
| Carrying costs | Lower | Higher |
| Net certainty | Higher | Can change |
Benefits and trade-offs
Benefits of fast sales
- No agent commissions
- Fewer delays and showings
- Lower carrying costs
- Clearer net proceeds
Trade-offs to understand
- Lower list price than peak retail
- Buyer quality varies
- Verification matters
Myths, red flags and choosing the right path
Some myths increase anxiety.
- Myth: All investor offers include hidden fees
Reality: Reputable buyers explain pricing upfront. - Myth: No commission means less protection
Reality: Clear contracts and title work provide safeguards.
Red flags include pressure to sign, vague explanations, sudden fees at closing or refusal to provide a written cash offer breakdown. Checking we buy houses reviews and proof of funds helps answer “are we-buy houses companies legit” without stress.
Some sellers use Kentucky Sell Now as a calm comparison point while exploring real estate investors near me.
Most cash buyer companies in Florence do not charge commissions or hidden fees. The trade-off is a lower headline price in exchange for speed, simplicity and predictable net proceeds.
Frequently Asked Questions
Do I pay commissions with investor buyers?
Usually no. Most direct sales have no agent fees.
Are there closing costs with cash buyers?
Standard title and escrow costs still apply.
Can fees appear later?
Reputable buyers disclose pricing upfront.
Is FSBO cheaper than selling to investors?
Sometimes, but timelines and carrying costs can rise.
Do investors buy homes as-is?
Yes. Repairs are typically priced into the offer.
How do I verify a buyer’s legitimacy?
Look for written offers, proof of funds and clear explanations.
If avoiding commissions and surprises matters, Kentucky Sell Now can be a grounded reference point while exploring we buy houses options, so the next step feels informed, steady and fully in your control.