If you bought your home in the last few years and are now trying to sell, you might feel stuck — and you’re not alone. The housing market has shifted dramatically, and thousands of homeowners are realizing that selling isn’t as simple or profitable as it once was.
A recent conversation between a homeowner and a real estate professional revealed the biggest challenges sellers are facing right now — from inflated prices to new-construction competition and risky investor offers.
Here’s what you need to know if you’re thinking about selling your home in today’s market.
1. The Reality of Cash Offers: Expecting a Loss
When homeowners need to sell fast, they often turn to cash buyers. But here’s the truth: cash offers come with a discount.
Investors buy properties with the goal of reselling them for a profit. Even if your home is newer or needs little work, investors still face major expenses like:
- Double closing costs – once when buying from you, and again when selling later
- Realtor commissions – typically 5% to 6% on resale
- Market risk – prices could drop before the investor resells
For example, on a property worth around $268,000, one investor estimated roughly $25,000 to $30,000 in total fees and costs. That means they could only offer between $210,000 and $220,000 for a home that originally sold for $291,000.
At We Buy Any House, we’re upfront about this reality. A cash offer can provide speed and certainty — but it’s not always the highest price option.
2. The Power of New Construction (and Why It Hurts Resales)
New construction is the biggest obstacle for many homeowners trying to sell. Builders are using incentives that existing owners simply can’t match:
- Rate buy-downs that dramatically lower the buyer’s mortgage rate
- Full closing-cost coverage to make the deal easier
- 0% promotional rates and other aggressive financing perks
When buyers can choose between a slightly used home and a brand-new one with lower payments, they’ll almost always go for the new build. Add in constant development nearby, and resale homes face serious downward pressure on value.
3. The Hidden Cost of Builder Incentives
If you bought after 2020, you might have paid more than your home’s true value — and builder incentives could be to blame.
Those “free” upgrades and closing-cost bonuses often get rolled into the sale price, inflating what buyers actually pay. One homeowner paid $291,000 for a townhouse while a nearly identical home in the same community sold two months later for $261,000.
That $30,000 difference shows how builder promotions can leave owners underwater before they even move in.
4. Realistic Paths Homeowners Can Take
If you’re in this situation, you still have options — each with its own pros and cons:
- List the Home for Sale Work with a local agent who understands your market. You might start slightly above recent comparable sales (for example, list at $280,000 if comps are $265,000) to test the market. If there’s little interest in 30 days, you can adjust.
- Rent the Property Hold onto the home until prices improve. This could take several years, and you might need to cover a small monthly shortfall if rent is lower than your mortgage payment. Still, it can preserve equity long-term.
- Short Sale If you owe more than your home is worth, you can request your lender’s approval to sell for less than the balance. This option requires proving hardship but is often far less damaging than foreclosure.
Every homeowner’s situation is different, and the right strategy depends on your goals and financial comfort level.
⚠️ Beware of “Subject To” Deals
If anyone offers to “take over your payments” in exchange for a small payout — be extremely cautious.
These “Subject To” arrangements may sound helpful, but they’re risky. In these deals, the investor takes ownership of your home while the mortgage stays in your name.
If they stop making payments, your credit and financial future take the hit — not theirs. One seller even had to pay $10,000 to get his home back so he could qualify for another mortgage, losing over $50,000 in the process.
If your name is on the loan, you’re still responsible — no matter what someone else promises.
The Bottom Line
Selling in today’s market can feel like trying to sell last year’s phone while the store next door offers the newest model for half the price — with better financing. The competition is tough, but knowledge and strategy make all the difference.
Whether you decide to sell, rent, or explore creative solutions, understanding the numbers and risks upfront helps you stay in control.
Need Honest Advice Before You Decide?
If you’re feeling stuck with a home you can’t sell, We Buy Any House can help you explore your best options — from a fast cash offer to a flexible plan that protects your credit and peace of mind.
👉 Contact us today for a no-pressure conversation.
We’re here to help you move forward — on your terms.