Sell my house fast — what that really takes.

Why a normal sale takes three months

On a listed sale the clock does not start when you sign with an agent. It starts when a buyer's lender opens a file. Ordering the appraisal, waiting on underwriting, negotiating whatever the inspector finds and scheduling closing takes 30 to 45 days after an offer is accepted, and that is when nothing goes wrong. Add the time on the market before that and three months is normal, not slow.

What actually makes a sale fast

• No lender. No appraisal to come in short, no underwriter to change their mind, no loan pulled a week before closing.
• No repair negotiation. The condition is priced in from the start, so nothing reopens after an inspection.
• No showings. Nobody has to keep a house presentable for six weeks.
• One decision maker. The person making the offer is the person buying the house.

When you should not sell fast

If your house is in good condition, in a market where homes are going under contract in under three weeks, and you can wait two months, list it. You will usually net more even after commission. We would rather tell you that than take an easy deal off someone who did not need us. Here is the arithmetic so you can work out which one you are.

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