Quick answer: On a $500,000 Miami home in good condition, an MLS listing nets ~$435,000 after commissions, repairs, and carrying costs. A cash offer at $430,000 nets ~$427,500. The "obvious" price gap of $70,000 shrinks to around $8,000 in your pocket – and the listing path assumes everything goes right.
Most sellers make this decision wrong. They compare the cash offer number to the Zillow estimate, see a gap of $30,000 or $40,000, and assume listing is obviously better. That gap is real. But it's not the whole picture.
What you net from a sale isn't the sale price. It's the sale price minus everything that comes out before you get paid. Commissions, closing costs, repairs, carrying costs while the house sits. When you add those up, the difference between a cash sale and a traditional listing gets a lot smaller than it looks on paper.
The Listing Path: Real Numbers on a $500K Miami Home
Say your Miami home would sell for $500,000 on the open market in good condition. Here's roughly what you'd spend:
| Cost | Amount | Notes |
|---|---|---|
| Agent commission | $25,000–$30,000 | 5–6% post-NAR settlement |
| Pre-sale repairs & prep | $5,000–$25,000 | Paint, landscaping, deferred maintenance |
| FL documentary stamp tax | $3,000–$3,500 | $0.60–$0.70 per $100 sale price |
| Title, settlement, tax proration | $3,000–$6,000 | Varies by insurer and county |
| Carrying costs (55+ days) | $8,000+ | PITI, utilities during listing period |
| Inspection credits | $2,000–$10,000 | Typical post-inspection negotiation |
| Total costs | $46,000–$82,500 | |
| Net proceeds | $417,500–$454,000 | Typical range, condition-dependent |
On a $500K Miami listing in average condition, sellers typically pay $46,000–$82,500 in commissions, repairs, closing costs, and carrying costs before they see a dollar. A typical mid-range net is around $435,000.
The Cash Sale Path: Real Numbers
A cash offer on the same property might come in at $420,000–$440,000 depending on condition and the buyer. Here's what comes out:
- Agent commission: $0
- Pre-sale repairs: $0
- Florida documentary stamp tax: ~$3,000 (same as MLS – this doesn't go away)
- Closing costs (seller side): $1,000–$2,500
- Carrying costs: Negligible – close in 7–14 days instead of 96
- Inspection renegotiation: $0 (priced in upfront)
Net proceeds on a $430,000 cash offer: roughly $424,000–$426,000 after doc stamps and closing costs.
Compare $425,000 (cash) to $435,000 (listing) and the "obvious" choice of listing looks a lot less obvious. That's a $10,000 difference after accounting for everything. Whether that spread is worth three months of your time, the stress of repairs and showings, and the ~10% risk of the deal falling through at inspection is a judgment call only you can make.
When the Gap Gets Bigger (or Smaller)
Condition-adjusted scenarios
The math changes significantly based on condition.
| Scenario | MLS Net | Cash Net | Winner |
|---|---|---|---|
| Turnkey, updated, hot zip code | $460K | $425K | MLS by $35K |
| Average condition, minor updates needed | $435K | $425K | MLS by $10K |
| Needs $30K+ in work | $390K | $395K | Cash by $5K |
| Major work, code issues, time pressure | $320K | $375K | Cash by $55K |
The worse the condition, the better a cash sale looks on a net basis. The better the condition and the hotter the neighborhood, the more listing wins.
Neighborhoods where listing still wins big
Some Miami-Dade neighborhoods still see multiple-offer situations even in a balanced market: Coral Gables, Pinecrest, Coconut Grove, and parts of Kendall. If your home is move-in ready in one of these areas, listing might genuinely net more even after all the costs. We'll tell you that honestly when we meet.
Use Our Side-by-Side Calculator
We built a free comparison tool specifically for this. Plug in your estimated sale price, your repair estimate, and your timeline, and it shows you the projected net for both paths. No email required, no sales pitch attached.
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Frequently Asked Questions
How do I calculate my net proceeds when selling a house in Miami?
Start with the sale price. Subtract: agent commission (5–6%), FL documentary stamp tax ($0.60–0.70 per $100 of price), title and settlement fees ($3,000–$6,000), pre-sale repairs, inspection credits, and carrying costs during the listing period. For a cash sale, subtract only doc stamps and ~$1,500 in closing costs.
Are cash offers always lower than market value in Miami?
Yes – typically 80–90% of retail market value, adjusted for condition. The discount covers the cash buyer's carrying cost, renovation budget, and risk. But the seller saves commissions, repairs, and months of carrying costs, which often closes most of the gap on a net basis.
What percentage do cash buyers typically offer in South Florida?
Legitimate cash buyers in Miami-Dade and Broward typically offer 70–85% of after-repair value (ARV), depending on condition and renovation scope. For homes in decent condition, offers tend toward the upper end of that range. Offers below 65% of ARV are a red flag – either the buyer is unsophisticated or a wholesaler shopping your property.
How do I compare a cash offer to an MLS listing offer?
Compare nets, not sale prices. Take the MLS list price, subtract 10–15% for total costs (commissions, repairs, carrying, closing), and compare that number to the cash offer minus ~$2,000 in closing costs. Factor in certainty, timeline, and your tolerance for a deal falling through.
What are typical carrying costs during a 55-day Miami listing?
On a $500K Miami home with an average mortgage, carrying costs run roughly $2,500–$3,500 per month – mortgage principal and interest, homeowner's insurance (notably expensive in South Florida post-hurricane season), property taxes, and utilities. Over a 55-day listing plus ~40 days to close, that's $8,000+.
Sources: MIAMI Association of Realtors, February 2026 market report; Florida Department of Revenue; HomeLight Florida seller closing cost estimates; NAR settlement commission structure guidance.
Numbers in this article are illustrative estimates. Actual costs vary by property, condition, and neighborhood. Consult a Florida-licensed real estate professional or attorney for situation-specific advice.