How to Sell My House When I Need a Quick Move

If you need to sell your house immediately, the fastest route is to sell directly to a real estate investor or a cash buyer. This method bypasses the traditional listing process, allowing you to close in as little as 7 to 14 days by eliminating lender approvals, inspections, and appraisals. If you prioritize maximum profit over speed, your best option is to list with an agent but price the home 5-10% below market value to generate multiple offers quickly. However, this process typically takes 30 to 60 days.

Speed in real estate always comes with a trade-off. A cash sale offers certainty and immediate liquidity, but often results in a lower final sale price than an open-market sale. A traditional listing provides a higher potential price but carries the risk of deals falling through and months of holding costs. Your choice depends entirely on which resource you have more of right now: time or equity.

At OT Home Buyers, we understand that life circumstances like job relocations, financial shifts, or family emergencies often dictate the need for speed. This guide breaks down exactly how to navigate a fast sale without unnecessary complications.

Understanding Your Timeline and Options

Before you choose a path, you must look at the real numbers. Most sellers underestimate the time it takes to prepare a home for the market before the "For Sale" sign even goes up.

The following table compares the three most common ways to sell a house, focusing on the factors that matter most when you are in a rush.

The Cash Offer Route (Speed Priority)

Selling to a professional home buyer is the only method that guarantees a specific closing date. This process removes the variables that cause delays in traditional sales, such as buyer financing falling through or inspection negotiation battles.

When you sell to an investor, you are trading some equity for speed and convenience. This option works best for sellers who cannot afford to wait months or do not have the cash to repair the property. According to data from the National Association of Realtors, cash sales accounted for approximately 32% of all transactions in early 2024, indicating that many sellers are choosing this route to avoid the complexities of mortgage-backed buyers.

How It Works

1. Contact: You provide details about the property.

2. Assessment: The buyer views the house (often once) to estimate repairs.

3. Offer: You receive a cash offer, usually within 24 to 48 hours.

4. Closing: If you accept, you choose the closing date.

Bonus Tip: When vetting cash buyers, ask for "proof of funds." A legitimate investor can easily provide a bank statement showing they have the money ready to close. This protects you from wholesalers who might tie up your property while looking for another buyer.

The Agent Route (Price Priority)

If you have at least 30 to 60 days and the house is in good condition, listing with an agent is viable. However, to sell fast on the open market, you cannot use a standard pricing strategy. You must price the home aggressively.

Pricing your home slightly below comparable sales in your neighborhood creates a sense of urgency among buyers. It signals that you are serious and can spark a bidding war. Conversely, overpricing is the number one reason homes sit on the market. Data indicates that homes in the U.S. sit on the market for a median of roughly 50 to 60 days, according to Federal Reserve Economic Data. To beat this average, your price must stand out immediately.

Strategies for a Fast Agent Sale

• Pre-Inspection: Pay for your own inspection before listing. Fix the major deal-breakers so they do not stall closing later.

• Curb Appeal: You do not need a complete remodel, but the lawn must be cut and the front door painted. First impressions happen in seconds.

• Availability: You must allow showings at any time. Restricting access turns away motivated buyers.

Things to Consider Before Making a Decision

Speed is expensive, but so is holding onto a property. Before deciding between a cash offer and an agent, you need to calculate your "holding costs."

Holding costs include all expenses you incur while the house is on the market.

• Mortgage payments

• Property taxes

• Insurance premiums

• Utilities (electricity, water, gas)

• HOA fees

• Maintenance (lawn care, cleaning)

Bonus Tip: Calculate your monthly holding cost, then multiply it by 3 (the average time for a traditional sale). Subtract this total accumulated cost from your expected listing price to see the real value of a traditional sale versus a quick cash offer. This calculation reveals that a lower cash offer is comparable to a higher market price once you factor in time and monthly expenses.

Equity Assessment

Check your mortgage payoff amount. If you have very little equity (you owe nearly what the house is worth), selling to a cash buyer might require you to bring money to the closing table. In low-equity situations, an agent might be necessary to get every dollar possible to cover the loan.

Preparing for a Quick Sale

Regardless of which path you choose, gathering your paperwork now will prevent delays during the closing process. Title companies cannot close the deal until the paperwork is clear.

Essential Documents Checklist

• Mortgage Payoff Statement: Call your lender to get the exact amount needed to pay off the loan.

• Title Insurance Policy: Finding your old policy can sometimes save you money on the new one.

• HOA Documents: If you live in a managed community, order the resale certificate immediately. These can take weeks to arrive.

• Liens or Judgments: Be aware of any outstanding contractor liens or tax issues.

Frequently Asked Questions

Do I have to pay closing costs when selling to an investor?

In many cases, no. Most real estate investors will offer to pay all standard closing costs (title fees, transfer taxes, and recording fees) to make the deal more attractive. Always clarify this in your purchase agreement.

Will I get market value for my home with a quick sale?

Likely not. A "market value" price assumes the home is in perfect condition and you have months to wait for the right buyer. Cash buyers expect a discount in exchange for the speed, lack of fees, and risk they assume by buying the property as-is.

Can I stop foreclosure by selling quickly?

Yes, but you must act fast. Once you sell the home and the mortgage is paid off, the foreclosure process stops. However, the sale must close before the bank's auction date.

How fast can I actually close?

Cash deals can close in as little as 7 days, though 14 to 21 days is more common to allow for title searches. Agent listings rarely close in under 30 days due to the buyer's mortgage underwriting process.

Conclusion

Selling a house quickly requires choosing between maximum convenience and maximum price. If your situation demands immediate cash and a guaranteed exit, selling to a professional buyer is the most efficient path. If you have a few months and the home is in show-ready condition, listing it aggressively gives you a chance at a higher return. Assess your financial needs, calculate your holding costs, and choose the option that solves your immediate problem.

Ready to Move Forward?

If you need to sell your house fast without the hassle of repairs or showings, we can help. OT Home Buyers provides fair cash offers with flexible closing dates that fit your schedule. We handle the paperwork so you can move on with your life.

Call us today at (682) 267-7741 or email vince@otinvestmentsgroup.com to get your no-obligation offer.

Sources

• National Association of Realtors - Data on the percentage of all-cash home buyers in the 2024 market.

• Federal Reserve Economic Data - Statistics regarding the median days on market for housing inventory in the United States.