How to Sell Your House Fast in 2026:
The Complete Guide

Cash home buyers offer the fastest path—typically 7-14 days from offer to close. Unlike iBuyers (14-30 days), agents (68+ days), or FSBO (variable), cash buyers don't require financing approval, appraisals, or contingencies that delay closings. They also buy homes in any condition, eliminating time spent on repairs.

Most are, but verify before accepting any offer. Red flags to watch: requests for upfront fees, no proof of funds, pressure tactics, or no online presence/reviews. Green flags: verifiable Google reviews, proof of funds provided upfront, uses reputable title company, local business address, and references from past sellers.

Cash buyers typically offer 70-85% of After Repair Value (ARV), minus estimated repair costs. While this seems lower than market value, when you factor in zero commissions (6%), no closing costs (2-4%), no repairs, and no holding costs during a 68+ day sale, the net proceeds often come within 5-10% of a traditional sale—with far less stress and uncertainty.

Yes—this is where cash buyers excel. They buy homes in any condition: foundation issues, roof damage, mold, fire damage, hoarder houses, code violations, you name it. Traditional buyers require move-in ready homes, and iBuyers decline properties needing major repairs. If your home needs work, a cash buyer is often your only fast-sale option.

iBuyers (Opendoor, Offerpad) are tech companies that use algorithms for initial offers, charge 5-6% service fees, deduct repair costs after inspection, only buy newer homes in good condition, and operate in limited metro markets. Cash buyers make offers after a walkthrough, charge zero fees, buy any condition home, operate everywhere, and close faster (7-14 days vs. 14-30 days).

Often no—if you've lived in the home as your primary residence for 2 of the last 5 years, you can exclude up to $250,000 (single) or $500,000 (married) of capital gains from taxes. This is the IRS Section 121 exclusion. If you haven't met this requirement or your gains exceed these limits, consult a tax professional. Read our full capital gains guide →

Yes, and cash buyers are often the best solution. Divorce sales require both parties to agree, and a quick cash sale minimizes conflict, legal fees, and ongoing mortgage payments. Both spouses can sign at closing (or through power of attorney), and proceeds are split per your divorce agreement. The speed of a cash sale often helps both parties move on faster emotionally and financially. Read our divorce home sale guide →

Yes, but time is critical. You can sell your home up until the foreclosure auction date in most states. A cash buyer can close in 7-14 days, potentially saving your credit from the devastating impact of foreclosure (100-150+ point drop, stays on credit for 7 years). If you owe more than the home is worth, you may need a "short sale" which requires lender approval. Read our foreclosure prevention guide →

First, ensure probate is complete (or use a small estate affidavit if the estate qualifies). Cash buyers specialize in inherited properties—often outdated homes that need work to sell traditionally. They'll handle clearing out the property and any needed repairs. If multiple heirs are involved, all must agree to sell and sign at closing. Read our inherited property guide →

Essential documents include: Government-issued ID, original deed (title company can obtain if lost), mortgage payoff statement, property tax records, HOA documents (if applicable), and any home warranties still in effect. For inherited properties: death certificate, probate documents or small estate affidavit, and letters testamentary. Your title company will guide you through any additional requirements.