A listing may fetch more. Here is what the wait is worth.
You keep paying for the house the whole time it is on the market. Put in what it costs you each month, choose the two timelines you want to compare, and see how much more a listing would need to net you to leave you level. Every figure is one you entered, so you can check the arithmetic line by line.
What you pay each month
What the house costs you every month while you still own it. Fill in what applies and leave the rest at zero. Nothing is sent anywhere while you type.
How long each path takes
Your own expectations, not our figures. Move them around and watch what changes — that is the point of the tool.
Beta. Every figure here is one you entered, so the arithmetic is checkable line by line. Tell us if anything reads wrong.
One threshold, instead of an argument.
“You’ll get more on the open market” is usually true and almost never quantified. The missing half is that the open market takes time, and time has a price you already pay every month. Putting both on the same page turns a debate into a threshold: a listing needs to clear this figure, and then the question is simply whether it would.
Plenty of houses clear it. When yours would, the number tells you that just as clearly as it tells you the reverse, which is why the calculator has no opinion built into it. It contains no average, no commission rate, and no figure about any company — including ours. Every number in it came from you.
The one thing it cannot supply is how long your house would really take to sell, and that choice moves the answer more than every cost line put together. That is a local pricing judgement rather than a calculation, which is why the tool asks you to choose it and offers you somebody to check it with.
Before you type anything in.
What does this calculator actually work out?
How much a listing would need to net you above a fast close before the extra months of owning the house leave you level. You enter what the house costs you every month and choose the two timelines you want to compare. Everything appears on screen as you type, and none of it requires your email.
Which costs should I count?
Everything that keeps running while you still hold the title: mortgage principal and interest, property tax, homeowner’s insurance, utilities, HOA dues, and the upkeep of keeping a house show-ready. Utilities in particular catch people out, because an empty house still needs power and heat so it shows well and stays insurable.
Why does the listing path have two timelines?
Because finding a buyer and closing with one are separate stretches of time. A house can go under contract quickly and still take weeks to close, especially when the buyer is using a mortgage. Adding them together is what makes the comparison fair.
Where do your days-on-market numbers come from?
They are your choices, not our figures. This page publishes no average, because averages across a metro tell you very little about one house at one price in one condition. The list is there so you can try a realistic number and an optimistic one and see how much the answer moves.
Why is commission not in the calculation?
Because quoting a rate on your agent’s behalf is theirs to do, not ours. This tool prices time and nothing else, which keeps the arithmetic clean. When you want the price side, the net sheet runs it on your address and shows every line.
Does a bigger number mean I should take a cash offer?
It means you have a threshold to hold any offer against. Plenty of listings clear it comfortably, and when yours would, that is worth knowing just as precisely. The figure turns a question about price into one you can settle with arithmetic you already have.
What can this page not tell me?
How long your house would actually take to sell, which is the variable that moves the answer most. That depends on your market, your price and the condition it goes to market in. It is a local judgement, and it is the thing a consultant supplies in a conversation.
The other half of the decision.
See what a Zoom Casa sale would net you · Read an offer you are already holding · Check the repair deduction on it · everything else in Resources
This tool performs arithmetic on figures and timelines you enter. It is not an appraisal, a prediction of how long any home will take to sell, legal advice, or a recommendation about any offer. Cash Offer+ closes as fast as 10–15 days for a qualified home. Net-sheet previews are illustrative; final offer terms are issued in writing on a term sheet. Program availability varies by state. Past results don't guarantee future outcomes — not all properties qualify.