Marketing Comparisons

For a FSBO seller with a firm, below-market, price who is considering iBuyers, cash buyers, Flat Fee MLS listing brokers, Discount brokers, Auction, and Facebook, here is a comparison:

iBuyers

  • Financial Return: iBuyers offer convenience and speed with near-instant cash offers based on algorithmic home valuations. Their fees typically range 6–10%, often higher than traditional commissions, and offers tend to be below market value. This means sellers net less money compared to a traditional sale but might save on pre-sale costs like cleaning or repairs since iBuyers often buy as-is.

  • Time & Convenience: Selling to an iBuyer can take just days or weeks with minimal effort—no showings, staging, or negotiating needed. Great for sellers prioritizing speed and simplicity over top dollar.

  • Best Use Case: Sellers needing fast, hassle-free sales, willing to accept lower net proceeds.

Cash Buyers (Investors)

  • Financial Return: Cash buyers or real estate investors typically offer below-market prices in exchange for quick closing and as-is purchase conditions. Sellers may net less than with full market exposure but avoid realtor commissions and lengthy processes.

  • Time & Convenience: Offers quick closings, often within a week or two, with minimal seller effort. There are rarely contingencies or repairs required.

  • Best Use Case: Sellers who urgently need to sell or want to avoid market uncertainty and repairs.

  • Typical discounts:

    • iBuyers: ~1.2% to 1.4% below market

    • Cash Buyers/Investors: ~10% to 15% below market

Flat Fee MLS Listing Broker

  • Financial Return: Flat Fee MLS listings offer wide exposure on Realtor.com, Zillow, and local agent networks for a few hundred dollars. Studies show MLS-listed homes usually attract more buyers and sell for up to 18% more than those sold off MLS, but if your price is already well below market, this approach helps maximize your buyer pool without high costs.

  • Time and Convenience: You save realtor commission but must handle showings, negotiations, paperwork, and legal aspects yourself, which can be time-consuming and stressful for inexperienced sellers.

  • Best Use Case: Cost-effective if you are comfortable managing all sale elements and want maximum exposure without paying for full agent service.

Discount Broker

  • Financial Return: Discount brokers offer full-service support—including pricing, marketing, negotiations, and closing—for just 1–2% of the sale price, saving thousands compared to traditional agents. Their professional help (pricing, negotiations, paperwork) can help avoid common mistakes and may even increase your final net, especially for first-time sellers.

  • Time and Convenience: More convenient than FSBO/Flat Fee MLS, as you get expert help through each step—valuable even if you set the price low. They manage logistics, provide guidance, and reduce hassle, making the process faster and less stressful.

  • Best Use Case: Ideal for sellers wanting expert support at a reduced commission, especially if concerned about legal, negotiation, or logistic barriers.

Auction

  • Financial Return: Auctions are generally used for unique, distressed, or must-sell properties. While a low starting price may attract fast interest and competition, the final sale can be unpredictable and may result in lower net proceeds if bidders remain conservative or if demand is low for the property’s type/location.

  • Time and Convenience: Fast sales are possible but auction logistics, marketing, and legal preparation require significant coordination and sometimes upfront costs. Not ideal unless you require extreme speed or have a property suited for competitive bidding.

Facebook

  • Financial Return: Selling directly on Facebook Marketplace avoids commissions and fees, but buyer reach is limited compared to MLS and scams or non-serious inquiries are common. Homes sold off-market through social media generally net less than MLS-listed sales.

  • Time and Convenience: Quick for informal listings but requires active management of communications, showings, negotiations, and paperwork. Convenience depends on buyer response and your ability to manage the process.

  • Best Use Case: Suitable if you want a very informal process, already have buyers in mind, or property is in a highly desirable area.

Comparative Summary

Option Financial Return Time & Convenience Best For
Discount Broker Higher net due to lower comm. + expert service Moderate; full service but less than traditional commission Sellers wanting value and support at reduced cost
Flat Fee MLS Potentially higher than FSBO/Facebook but no agent services Moderate to high effort to self-manage sale Cost-conscious sellers confident managing sale
Auction Variable; can exceed expectations if competitive Fast but complex and costly Sellers prioritizing speed, confident in auction
Facebook Lower; limited reach, potential scams Quick posting; high management effort Informal sales with prequalified buyers
iBuyer Often lower net due to fees and below-market offers Very fast & simple Sellers valuing speed & convenience over price
Cash Buyer Lower net; no commissions but discounted offers Very fast & simple Sellers needing speed or avoiding repairs

Final Takeaway

For FSBO sellers with a firm discount price,

  • iBuyers and cash buyers provide the fastest, easiest sales with certainty but typically at the lowest net proceeds.

  • Discount brokers give a strong balance of higher financial return with professional support, less hassle, and faster sales compared to traditional agents.

  • Flat Fee MLS maximizes exposure for minimal commissions but requires significant seller involvement.

  • Auctions and Facebook sell faster with variable financial outcomes, better suited to niche situations.

Choosing depends on seller priorities:

  • Maximum net & support → Discount Broker

  • Speed & convenience over price → iBuyer or Cash Buyer

  • Lowest cost & DIY control → Flat Fee MLS or Facebook

  • Speed & competitive bidding → Auction

Of course any combination of these, and other, approaches may be the most effective for your specific FSBO personalization. For example, a Flat List Broker on MLS (and other platforms) in conjunction with Facebook (and other classified listings). The possibilities are only limited by your imagination.