When selling a home, most people in the UK default to a high street or online estate agent. In the United States, the picture is similar, but cash home-buying companies play a much bigger role. Looking at how the two markets work can help UK sellers understand their own options more clearly.
Here we compare the costs, timescales and risks of selling through an agent versus selling to a cash buyer on both sides of the Atlantic.
How estate agents work in the UK
In the UK, sellers usually instruct an estate agent on a commission basis. Traditional high street agents often charge 1% to 3% of the sale price plus VAT, while online agents tend to charge a fixed fee, sometimes paid upfront whether the property sells or not.
The agent values the property, markets it on the major portals, arranges viewings and negotiates offers. Once an offer is accepted, solicitors take over the conveyancing. In England and Wales, a sale isn’t legally binding until contracts are exchanged, so buyers or sellers can pull out late in the process. Typical sales take several months from listing to completion, and chains can add further delays.
How real estate agents work in the US
US sellers have traditionally paid higher commissions. Total commission has long been around 5% to 6% of the sale price, historically split between the seller’s agent and the buyer’s agent. Changes following a major legal settlement in 2024 mean commissions are now negotiated more openly, but they still tend to be higher than in the UK.
The US process moves differently too. Once a buyer’s offer is accepted, the home goes into escrow, and the contract is binding subject to agreed contingencies such as inspection and mortgage approval. Chains are less common than in the UK, but deals still fall through when buyers fail to secure financing.
Cash buyers in the UK
The UK has several quick-sale or “we buy any home” companies. They offer speed and certainty, sometimes completing in a few weeks, but usually at a significant discount to market value. Offers of 75% to 85% of market value are common.
Some UK cash buyers have faced criticism for reducing their offer late in the process, so sellers should check that a company is a member of a recognised body such as the National Association of Property Buyers or The Property Ombudsman, and read reviews carefully.
Cash buyers in the US
In the US, cash home buying is a large, well-established industry. Companies buy homes “as-is”, meaning the seller doesn’t need to do repairs, clean out the property, or hold viewings. They are particularly popular for homes that need work, inherited properties, homes affected by damage, and homes where sellers are going through divorce or relocation.
In expensive markets such as California, these buyers fill a clear gap. A homeowner in Los Angeles with an outdated or damaged property may struggle to attract mortgage-backed buyers, and repairs can be costly and slow. Many local cash home buyers in Los Angeles will make an offer within days and close on the seller’s chosen date, with no commission to pay.
Comparing the two routes
| Factor | Estate agent | Cash buyer |
| Sale price | Usually closest to full market value | Usually below market value |
| Fees | Commission or fixed fee, plus legal costs | Often no commission; some cover legal fees |
| Speed | Typically several months | Often a few weeks |
| Certainty | Risk of buyers pulling out | Fewer things that can go wrong |
| Condition | Repairs and presentation affect price | Bought as-is |
Which option is right for you?
For most sellers with a well-kept home and no deadline, an estate agent will achieve the best price. The extra time and effort usually pay off.
A cash buyer makes more sense when speed or certainty matters more than the final figure. This might be the case if you are facing repossession, need to relocate for work, are dealing with probate, or own a property that is unmortgageable because of its condition.
Whichever route you choose, the same rules apply on both sides of the Atlantic. Get more than one valuation, understand every fee before you sign, check the buyer’s credentials and take independent legal advice. A little research at the start can save a great deal of money and stress later on.
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