Cash buyer vs listing a house

A listing generally reaches the largest pool of buyers and usually produces the highest gross price for a house in decent shape. It also takes time, requires the house to be presentable and financeable, and comes with commission, repairs found at inspection and the chance of a buyer's loan falling through.

A cash sale trades some of that gross price for certainty and speed, with no repairs and no showings.

The house is in financeable condition. You are not on a deadline. You can handle showings. There is no title mess. In that situation, going to market usually nets more, and anybody telling you otherwise is not looking out for you.

The house will not pass a lender's inspection. There are tenants who will not cooperate with showings. There is a deadline you cannot move, like a foreclosure sale date or an estate that needs to be settled. The property is land, commercial or something else that does not fit residential retail. Or the repair bill is larger than you are willing to fund.

Compare what you actually put in your pocket. A listing price minus commission, repairs, concessions and several more months of taxes, insurance and utilities is a different number than the one on the sign.