A house that's been on the market for 90 days and hasn't sold is telling you something. Maybe the price was off. Maybe the condition is an issue that conventional buyers can't get past, lenders won't approve properties with certain problems, inspectors write up reports that scare away financed buyers, and the pool of cash buyers willing to deal with condition issues through the MLS is thin. Or maybe the market just moved on you. Whatever the reason, sitting on an expired listing costs real money every month, mortgage payments, taxes, insurance, maintenance, utilities.
I buy expired listings throughout Maryland and Virginia. When a seller calls me after a failed MLS experience, the first thing I do is walk the property myself. I look at what the listing had going for it, what the buyers saw when they came through, and what the real barriers to a traditional sale are. Then I give you an honest cash offer that reflects the actual market reality, not a listing price based on hope.
The math on MLS vs. cash sale is closer than most sellers think. On a $400,000 listing, a 5.5% agent commission is $22,000. A typical buyer ask for 2% in closing cost credits is another $8,000. A $15,000 repair request after inspection is another $15,000. Add 4 months of carrying costs at $2,500/month, that's another $10,000. You're at $55,000 in costs before you ever count the price reduction you probably took trying to get offers. A cash offer at $365,000 might net you more than a $400,000 MLS sale that went wrong.
Once your listing expires, you're free to sell to whoever you want. There's no obligation to relist, no waiting period, no listing required. You contact me directly, I walk the property, and I make you an offer. If it works for you, we close in 14-21 days. If it doesn't, you've lost nothing except an hour of your time.
No commissions, no closing costs, no more showings. Fill out the form below and I'll call you today.
