When you need to sell your Maryland home, you have two main paths: list with a real estate agent or sell directly to a cash home buyer. Neither is right for everyone. This post gives you an honest comparison so you can decide which makes more sense for your situation.
The traditional route — listing with a real estate agent
Listing with an agent works well when your home is in good condition, you’re not in a hurry, and you want to maximize your sale price. Here’s what to expect:
- Timeline: 60–120 days from listing to close in most Maryland markets
- Commission: 5–6% of the sale price — on a $350,000 home that’s $17,500–$21,000
- Repairs: Most buyers will request repairs or credits after inspection
- Financing risk: Deals fall through when buyer financing falls apart — roughly 5–10% of contracts don’t close
- Showings: Multiple showings, open houses, strangers walking through your home
- Uncertainty: You don’t know your closing date until late in the process
The cash buyer route — selling directly to AKO House Buyers
Selling to a cash home buyer works well when speed, certainty, or condition is a factor. Here’s what to expect:
- Timeline: 7–30 days from offer to close
- Commission: Zero — no agent fees, no commissions
- Repairs: None — we buy as-is, any condition
- Financing risk: None — cash purchase, guaranteed close
- Showings: One walkthrough by us, no public showings
- Certainty: You know your closing date from day one
The tradeoff: the cash offer will be below full retail market value. We’re buying, renovating, and reselling — that work has to be factored into the offer.
Honest side-by-side comparison
| Traditional listing | Cash buyer (AKO) | |
|---|---|---|
| Sale price | Closer to full market value | Below market — reflects condition |
| Timeline | 60–120 days | 7–30 days |
| Agent commission | 5–6% | Zero |
| Repairs required | Usually yes | Never |
| Closing certainty | Not guaranteed | Guaranteed |
| Closing date | Unpredictable | You choose |
When a cash buyer makes more sense
- Your house needs significant repairs
- You’re facing foreclosure and need to close fast
- You’re going through a divorce and need a clean split
- You inherited a property and want it off your plate
- You’re relocating and can’t wait 90 days
- You’re a tired landlord done with tenants
- You want certainty over maximum price
When listing with an agent makes more sense
- Your home is move-in ready or close to it
- You have 3–4 months and no urgency
- Maximizing sale price is the top priority
- You’re comfortable with the uncertainty of a traditional sale
The honest truth about the price difference
People assume the gap between a cash offer and full market value is huge. Sometimes it is — especially on houses that need major work. But when you subtract agent commissions, repair costs, carrying costs during a 90-day listing, and the risk of a deal falling through, the net difference is often smaller than people expect.
The only way to know is to get both numbers. Getting a cash offer from AKO House Buyers is free and takes 24 hours. You can get that offer and still sell my house fast in Maryland if you decide that’s the better path. There’s no obligation and no pressure.
If you’re also considering selling as-is, read our guide for a deeper breakdown of what that process looks like.
Get a free cash offer — no obligation
Call (301) 701-2257 or fill out the form below. We’ll give you a fair written offer within 24 hours and explain exactly how we got there. You decide what’s right for you.