--- title: "House Won't Sell on MLS? Expired Listing? | MD & VA | James Mancera" description: "Your listing expired or your Maryland/Virginia house has been on MLS 90+ days with no real offers? I buy it for cash, no agent, no showings, no more waiting. Real offer today. James Mancera." url: "https://jamesmancera.com/expired-listing" last_updated: 2026-05-06 --- # Your House Won't Sell. I'll Buy It Directly. **Listing expired? 90+ days on the MLS with nothing but tire-kickers? I buy houses directly for cash in Maryland and Virginia. Real offer today. No more waiting.** --- 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. --- ## FAQ **Q: Why would my house not sell on the MLS?** A: The most common reasons: the listing price was too high for the condition, the property has issues that conventional lenders won't finance (mold, asbestos, foundation issues, unpermitted work), the location or property type has a limited buyer pool, or the market shifted during the listing period. I buy regardless of those factors. **Q: My listing expired. Do I have to wait before selling to you?** A: No. Once your listing agreement expires, you're free to sell to whoever you choose, including me. If you have a buyer protection clause in your agreement that covers buyers introduced during the listing period, that may apply to specific named buyers, but it doesn't affect a direct sale to me as a new buyer. Check with your agent about the specifics of your agreement. **Q: Will I get less money selling to you vs. the MLS?** A: Possibly less gross, but often comparable net. When you sell on the MLS, you pay 5-6% in agent commissions, typically 1-3% in closing cost credits to the buyer, and often $5,000-$30,000 in repair requests. When you sell to me, you pay zero commission, zero closing costs, and make zero repairs. The difference in net is much smaller than most sellers expect, and you get certainty instead of another 90-day gamble. **Q: Can you tell me honestly why my house didn't sell?** A: Yes. When I walk the property and make an offer, I'll tell you exactly what I see and what I think the market challenges are. If the price was the issue, I'll tell you what I think the real number should be. If there's a condition problem that drove buyers away, I'll explain it. I'm not going to sugarcoat it, you've already been through a failed listing process and you deserve straight talk.