One of the questions we get asked most, when a homeowner is thinking about taking us up on our offer to buy their home for cash, is: But what am I really going to pay when closing?
That is a reasonable question, and one that poses an eye-opening for the vast majority of what, quite truthfully, most people consider home sales. In a normal sale, sellers can walk away from closing after paying close to 8-10% of the final sale price. That removes tens of thousands, between $28,000 and $35,000 right off the top, on your way to getting a check for that home worth around $350,000.
A cash sale is a complete game changer for that picture! Here is a simple, line-by-line breakdown of what you are paying for with a seller to go, where those numpy image(tags), and who never see the money in its selling (fancier) to eagle cash buyers. The aim is simple: put a number to our offer and that number is the one you leave with.
What “Closing Costs” Actually Means
Closing costs is a generic term for the various fees, charges, and adjustments needed to close on a real estate transaction. That includes title searching and insurance, escrow (or settlement) services, deed recordation, transfer taxes and agent commissions.
The term gets used loosely. Occasionally it only covers title and escrow fees, the minimum transactional costs required by law. Most of the time it means everything that relates to selling a condo, including real estate agent fees, potential repair credits and pre-sale preparation. We explain each category in this guide so that you know exactly what you are looking at before making your decision.
What Do Sellers Pay in a Traditional Sale
There are four main categories of seller costs in a conventional listing. Once you comprehend each, it becomes apparent what you reject by opting for a cash sale.
Category 1: Agent Commissions
Agent commissions are usually the largest expense for sellers. Nationally, it’s been 5% to 6% of the sale price for a while, normally dividing between buyer’s agent and seller’s. That is between $17,500 and $21,000 of your proceeds deducted at closing on a $350,000 home.
With the 2024 NAR settlement, commission structures are less rigid. Yet, agent compensation is still the biggest expense line item for most sellers in a traditional transaction.
Category 2: Standard Closing Costs (Title, Escrow, Recording)
Even with no agent commissions, sellers still have to pay a number of mandatory transactional fees that are required for legal transaction and ownership transfer.
Owner’s title insurance: 0.5% to 1.0% of the sale price. Typically paid for out of the sale proceeds by the seller, it will safeguard a buyer if there is later evidence that a defect in title arose before closing. The dollar amount of this is approximately $1,750 to $3,500 on a $350,000 home.
Settlement or escrow fee: Paid to the closing attorney or escrow company for managing the transaction. Typically $800-$2,000 and usually shared by Buyer/Seller.
Recording fees: A fee charged by the county to record the new deed. Usually $50 to $250 depending on the state.
Transfer taxes: These depend widely by state. Some states have no charge whatsoever, while others charge just 1% to 2% of the sales price. Depending on the state, it can be New York, Delaware or Washington D.C., transfer taxes add $3,000 to $10,000 or even more onto a median-priced home.
Category 3: Repairs and Buyer Concessions
One of the most common buyer requests following a home inspection is for repairs or price credits. Some kind of concession was given by about 44% of sellers to successfully close their deal as recently as early 2023. Pricing in this area ranges widely; however, $2,000 to $10,000 is a common cost on a home sold.
Then add your outlays when prepping the home for sale: cleaning, paint touchup and staging run between $3,000 and $8,000 before a single showing.
Category 4: Carrying Costs Over the Listing Period
Rather, as your property sits on the market every additional month you are continuing to pay mortgage, taxes, and insurance on a house you are trying to leave. It takes an average of 25 to 70 days for U.S. homes zoning by market to sell, and that clock starts well before any offer comes in. It can be thousands of dollars a month for homeowners with a slower market or those with home harder to sell in $2,000-$4,000 prime carrying costs per month.
A Traditional Sale on a $350,000 Home: Cost Summary
| Cost Item | Estimated Amount |
| Agent commissions (5.5%) | $19,250 |
| Owner’s title insurance (0.75%) | $2,625 |
| Escrow / settlement fee | $1,200 |
| Transfer taxes (varies by state) | $1,500 |
| Recording fees | $150 |
| Repairs and inspection credits | $4,000 |
| Pre-sale prep and staging | $3,000 |
| 45 days of carrying costs | $4,500 |
| Total seller costs | ~$36,225 |
| As a percentage of sale price | ~10.4% |
Which is basically over $36,000 on a therefore sale of $350,000 not to mention before your mortgage payoff. The net check is far lower than what many sellers had anticipated when coming up with a listing price.
What Sellers Actually Pay When Selling to Eagle Cash Buyers
This is where the math changes.
Eagle Cash Buyers Covers All Closing Costs
No commissions, no closing costs, and no hidden deductions. Our offer is what you walk away with at closing.
Your closing costs: $0
What absolutely disappears off your side of the ledger:
- Agent commissions (0%, not using agents)
- Owner’s title insurance (Paid by Eagle Cash Buyers)
- The costs of escrow and settlement (paid for by Eagle Cash Buyers)
- Closing costs / Recording fees (paid by Eagle Cash Buyers)
- Eagle Cash Buyers will pay the transfer taxes
- Inspection fees (no inspection contingency)
- No repair costs (we buy your property as is, you don’t need to do any repairs)
- Staging and prepping the space (no showings or open houses)
- Carrying Costs (Usually less than 14 days out)
Our how it works page walks through everything: you tell us about your property, we give you a cash offer, and if it’s something you like we handle all paperwork and close for you. You show up and get paid.
The Side-by-Side Comparison That Matters
Offer price is not the real comparison between a traditional listing and cash sale. It is net proceeds: the amount that you actually end up with, after all costs are deducted.
Think of a seller listed at $350,000 the usual way. Deductions include agent commissions ($19,250), title and escrow fees ($5,475), repairs and concessions ($4,000), pre-sale prep ($3,000), and handling costs for 45 days ($4,500). Total: $36,225. That gets to about $313,775 net cash in the seller’s pocket, and that assumes the home sells for full asking price with no list price reductions and provides no unexpected repair demands.
Eagle Cash Buyers offers $315,000 cash to the same seller. No deductions, no surprises. A greater net result is created from a lower headline figure.
This guide for the advantages of selling your house for cash runs through a more granular view of where the savings arise.
2 Items That Are Often Confused With Closing Costs
Two things often included in the term “closing costs” that deserve further separation. They are not fees. These are the financial obligations that remain with you irrespective of your sales.
Your Mortgage Payoff
Should you have a current mortgage, the money from your sale at closing is used to pay off the remaining amount. This is not a closing cost. It is re-payment of a debt you already owe and it would apply regardless of whether you sold through an agent or cash buyer, etc. This amount is taken out of the gross sale total to determine your net proceeds.
Prorated Property Taxes
Property taxes are paid in arrears (for the period you have already lived in the home). Sellers are responsible for their share of the current tax year through closing day. This dollar amount is calculated to the day and either deducted from your proceeds, or paid as a credit to the buyer. It is not a punishment, it is an adjustment for liability you already were carrying as the owner of this property.
These two items show up on your settlement statement, but neither is a fee charged by Eagle Cash Buyers. These are liabilities that accompany almost any home sale, no matter how you go about it.
What to Expect From Your Settlement Statement
During closing, you will receive a settlement statement known as a Closing Disclosure or HUD-1 that provides information regarding every line item in the transaction. If you are going the route of Eagle Cash Buyers, your statement will show:
- Gross proceeds from the cash offer that was accepted
- Payoff of any current mortgage
- An adjustment for any proportionate property tax, if any
- Any active liens being settled at closing
- You have net proceeds: the money you get
No Agent Commission Line Sørtn. No line for title insurance which you have to pay. No Line for escrow fees, recording fees or transfer taxes charged to you. A transaction here absorbs all of those. Eagle Cash Buyers.
The bottom of each closing disclosure details the costs involved in concluding a real estate transaction, and if you’d like to review what each line item means ahead of your appointment — ue to privacy or safety-related concerns, may not being glancig at the documrent just yet when it cames through your email — conversing with yourself one-on-one via information consumption should be sufficient until then.
Comparing This to iBuyers (and Other Cash Offer Platforms)
There is more than one way to be a cash buyer. Whereas the true commission is disguised as a 5% to 8% service fee at closing, with some iBuyer platforms opting for an offering amount that closely coincides to market value. Others are deductions hidden in the fine print, making your actual payout much lower than the top line offer number.
Eagle Cash Buyers do not charge any service fees. The offer is the offer. We make this clear on our sell my house page, no commission, no closing costs and you receive the full amount with no deductions.
When comparing offers from any cash buyer, ALWAYS ask this same question: After all your deductions at closing, how much money am I putting in my pocket? That question, far more than any headline offer number, is the one that matters most.
Frequently Asked Questions
Who covers closing costs when selling for cash?
Closing costs are $0 when selling to Eagle Cash Buyers. Title, escrow, recording and transfer fees covered on every transaction by us. No agent fees, no bill for repairs. Net Amount is the amount they quote you, that is the amount they will pay you.
Am I paying off my mortgage from the sale?
Yes. At the closing, the proceeds of the sale pay off your remaining mortgage balance. In any sale of any type, this is a debt repayment, not a closing cost. After the payout, you take home whatever’s left.
Will I be receiving a settlement statement with all the numbers?
Yes. A settlement statement is mandatory for each transaction advising all proceeds, payoffs and adjustments. Each of you gets this before and at closing so that you can examine each line item beforehand.
How does a cash offer work financially if Sellers incur no costs?
A cash offer is based on the as-is value of the home, less repairs, carrying costs and resale. Using this approach creates a total offer amount that comes to you and allows your buyer the ability to layer savings on agent fees and lender costs onto the buyer side of the deal.
Can I negotiate the offer?
Yes. An offer is not a commitment. How did you get that number and does it make sense for you? As well, ask questions. You have no responsibility to agree.
How do I know there are no sneaky charges?
And before you sign anything, simply ask: Is the offer amount what I get at closing, after all deductions? The answer is yes with Eagle Cash Buyers. We also suggest that every seller review their settlement statement prior to the closing appointment so the surprises are minimized.
How fast can I close and get my money?
With Eagle Cash Buyers, you can close in as little as 14 days. Each accepted offer works off the timeline set by you so you schedule the session!
The Bottom Line
Eagle Cash Buyers has zero closing costs when you sell.
No commissions. No title fees charged to you. No escrow fees. No recording fees. No transfer taxes. No repair costs. No staging costs. No carrying costs after the closing date of your choosing!
On your side of the ledger, is whatever mortgage balance you still owe and prorated property taxes up through the closing date. Those are both obligations that will occur in any home sale; they are not fees Eagle Cash Buyers imposes.
Its outcome is simple: you see your offer, and your payout reflects that value. This clarity is arguably the most important practical benefit of a cash sale and one that every homeowner needs to come to grips with before making a decision on which route makes the most sense for them.
Ready to see your number? Call Eagle Cash Buyers now and we will make you a cash offer with no obligation.
