What's the best way to sell my house? Six options, compared

What the best way to sell my house depends on

Before you compare options, write down the three things that matter most. For some sellers it's the highest possible price. For others it's a firm date, avoiding repairs, not having strangers walk through the house, or simply getting an inherited property off their plate. The best way to sell your house is the one that delivers your top priority at a cost you can accept.

Then write down the facts that limit your choices, because they shape the best way to sell my house as much as any market trend does: the condition of the house, whether anyone lives there, how much you owe, whether there are liens or back taxes, who is on the title, and the date you need to be done. Those facts often decide the question before price does.

• Your priority: price, speed, certainty, convenience or privacy
• The house: condition, occupancy and any major repairs
• The paperwork: mortgage, liens, title and anyone who must sign
• The deadline: a move, a foreclosure date, an estate, a new job

Option 1: List with an agent, the best way to sell your house in top condition

Listing with an agent is the most common way to sell and often the best way to sell your house when it's in good condition and you have time. The agent prices the house, markets it, handles showings, negotiates and coordinates the closing. Most buyers will use a mortgage, so expect an inspection, an appraisal and the buyer's loan approval after you accept an offer.

The costs are the commission set in your listing agreement, any repairs or credits the buyer negotiates, preparation such as cleaning and staging, and the carrying costs while the house is on the market. The upside is exposure to the full market, which usually produces the highest price for a house that shows well.

Option 2: Sell it yourself (FSBO)

Selling for sale by owner avoids the listing commission, and some sellers who know their market and have an easy house do well with it. You take on the pricing, photos, marketing, showings, buyer screening, negotiation and contract. If the buyer has an agent, you may be asked to pay that agent's fee as part of the deal.

If you go this route, use a title company or real estate attorney for the contract and closing, and make sure you complete your state's seller disclosure (requirements vary by state) and, for most houses built before 1978, the federal lead-based paint disclosure.

Ask two or three agents for a comparative market analysis, which shows recent sales of similar houses nearby, and ask each one what they would fix, what they would leave, and how long similar houses have taken to sell. Their answers tell you whether a listing is really the best way to sell your house or just the default.

Option 3: A flat-fee or discount listing

A flat-fee MLS service or discount brokerage puts your house on the multiple listing service for a set price or a reduced commission, with fewer services than a full-service agent. It's a middle path between FSBO and a traditional listing: more exposure than selling on your own, more of the work on you than a full-service listing. Read exactly what's included, such as showings, negotiation and contract help, before you sign.

FSBO can be the best way to sell your house to someone you already know, such as a neighbor, tenant or relative, because the buyer is already found. Even then, put the deal in a written contract and close through a title company so the title, payoffs and deed are handled properly.

Option 4: An iBuyer

An iBuyer is a company that makes a quick cash offer based largely on an automated valuation, usually for newer houses in good condition in certain markets. You can skip showings and pick a closing date, but iBuyers typically charge a service fee and may deduct repair costs after an inspection, so the final number can differ from the first offer. They're generally not a fit for houses needing major work.

If you consider an iBuyer, ask for the service fee in writing, how the repair deduction is calculated, whether the offer can change after the inspection, and whether you can cancel without penalty if it does. Compare the final net, after fees and deductions, with your other options rather than the first number shown online.

Option 5: Sell to a cash buyer, the best way to sell your house as-is

A direct cash buyer purchases the house as it is, without a listing, showings or a buyer's loan. For houses that need significant repairs, are inherited or vacant, have tenants, or come with a tight deadline, this is often the best way to sell your house, because it removes the steps that cause the most cost and delay in those situations.

The trade-off is price: a cash buyer prices in repairs, holding costs and resale, so an offer can be lower than a fully prepared listing might bring. Compare the written offer with your estimated net from listing, after commissions, repairs, concessions and months of carrying costs, not with the list price. Verify the buyer's identity and proof of funds, the title company, and every fee before you sign.

Option 6: Auction, renting it out, or waiting

Some sellers use a real estate auction, which sets a date and lets buyers compete, but auction fees and buyer premiums vary and the price isn't certain. Others rent the house out and sell later, which can make sense if the rent covers the costs and you're prepared to be a landlord. Waiting for a better market is also an option if you can carry the house comfortably. None of these is the best way to sell your house if you need a firm result soon, but each is worth a look if you don't.

Comparing the best way to sell my house on price, speed and effort

Put each realistic option on one worksheet. For each, write the expected price or offer, then subtract commissions or fees, closing costs you'll pay, repairs and preparation, concessions, and carrying costs for the time it's likely to take. Then note how much work it needs from you and what could make it fall through. The best way to sell your house is usually obvious once the net, the time and the effort sit side by side.

• Agent listing: often the highest price; the most preparation and time
• FSBO: no listing commission; the most work on you
• Flat-fee listing: market exposure for less; more work than full service
• iBuyer: speed for good-condition houses; service fees and repair deductions
• Direct cash buyer: as-is, no showings, a date you choose; a lower price than a top listing

When a direct sale is the best way to sell your house

A direct sale tends to win when the repair list is long, when the house is inherited, vacant or tenant-occupied, when there's a foreclosure date or a move date, or when you simply don't want showings. It tends to lose when the house is in top condition, the market is strong and you have months to spare; in that case listing can net more, and it's worth getting an agent's opinion before deciding.

Getting a written offer from Prominent

Prominent Cash Offer buys houses directly, as-is, in any condition. You share the address; if the property is a fit, you receive a written cash offer with the amount and terms spelled out. There are no fees or commissions, we pay the closing costs, and you choose the closing date. There's no obligation to accept, so you can put our offer next to your other options and choose the best way to sell your house with real numbers in front of you.