Last updated: July 2026 | By Drew Heberer
Almost every Des Moines homeowner I talk to is really asking one question: will I walk away with more money if I list this house or if I sell it for cash? The honest answer is that it depends on your house and your situation, and the only way to answer it right is to compare net against net, not the list price against the cash offer. Here’s how that math actually works around here.
Why you can’t compare the two numbers straight across
A listing almost always shows a higher number than a cash offer. That’s the whole reason people assume listing wins. But that list price isn’t what lands in your bank account. A pile of costs comes out of it first, and once you subtract them, the gap between the two paths is usually a lot smaller than it looks, and sometimes it flips entirely.
What comes out of a Des Moines listing
When you list with an agent, plan on some version of all of these:
- Agent commissions: the listing commission plus whatever buyer-agent compensation you agree to, which around Des Moines still often totals about 5 to 6 percent of the sale price.
- Repairs and prep to get the home ready to show and to pass a buyer’s inspection.
- Holding costs for every month it sits, your mortgage, property taxes, insurance, and utilities.
- Buyer concessions and credits that tend to come up after the inspection.
- The risk that a financed buyer’s loan falls through and you start over.
On a home in good shape that shows well, those costs are worth it, because the higher sale price more than covers them. On a home that needs work, they eat the difference fast.
What comes out of a cash sale
A cash offer is lower up front, but the list of deductions is short. No agent commissions. No repairs, because a cash buyer takes it as-is. No months of holding costs, because you close in weeks, not months. And a reputable cash buyer covers the standard closing costs and gives you a firm date, so there’s no financing that can collapse at the last minute.
The kind of house tips the answer
Here’s the simple way I think about it. If your Des Moines home is updated, clean, and you have time to wait through a normal sale, listing it will probably net you the most, and any honest person should tell you that. If the home needs real work, if you inherited it, if you’re behind on payments, or if you just need speed and certainty, the cash route often nets close to the same or more once you count everything, with a fraction of the hassle.
Get both real numbers before you decide
The smartest move isn’t to guess. Get an honest estimate of what your home would net listed, from an agent who will give you a straight comparative market analysis, and get a real cash number to set next to it. Then decide with actual figures in front of you instead of a hunch. When you want cash offers to compare, FrontPorchOffers lets you request quotes from several vetted buyers at once, which is the easiest way to see the real spread before you commit to anyone.
Where I land
Listing wins when the house is ready and you have time. Cash wins when the house needs work or the clock is real. If you’re not sure which one your situation is, that’s exactly the conversation worth having before you commit to either path. If you have a Des Moines area house and want a straight cash number to weigh against listing, reach out and I will walk the math with you, and if listing is clearly the better move for you, I will say so.