PROS AND CONS OF A CASH OFFER ON A HOUSE: THE PROS ARE DAYS, THE CONS ARE DOLLARS.

The promise: every pro of a cash offer is a deadline removed, and every con is a dollar removed.

The pros and cons of a cash offer on a house are usually written as two lists that never meet. On a Denver house they are one list read from two sides. The pro side is time: a buyer paying without a lender can leave the loan deadline and the appraisal deadline out of Colorado's Contract to Buy and Sell, so the two places a financed deal most often dies are gone from the table of dates, and the house skips a market that took a median 57 days to reach contract in August 2026 (VERIFIED, Realtor.com via FRED).

The con side is the same certainty, priced. A cash buyer is one bid, not a market, and the discount is whatever the buyer writes. The Commission-approved contract still carries an inspection objection deadline and an inspection termination deadline, both chosen in the offer (VERIFIED, the offers and closing page on this site), so a cash buyer who keeps both can ask for a price change after your house has left the market and still walk away with the deposit (PROBABLE as to what any one buyer strikes). A clause letting the buyer assign the contract means the company may be selling your contract, not buying your house.

The proof: one hypothetical house on the August 2026 median, both sheets and both clocks.

The Denver metro median asking price was $574,900 in August 2026 (VERIFIED, FRED MEDLISPRI19740, on the prices page). A hypothetical cash offer at 85 percent of asking is $488,665; with no brokerage line and a hypothetical title and closing line it nets $487,165 (VERIFIED as the sell-fast page's illustration). The same house listed, on hypothetical brokerage and title lines, nets $543,655, and the gap is $56,490 (VERIFIED, same illustration), before the loan payoff and prorations, identical on both paths. No source publishes a standard cash percentage; your house replaces every number.

The listed path commonly runs 66 to 95 days longer than a cash close (VERIFIED, the sell-fast arithmetic). So the pro is 66 to 95 days, the con is $56,490, and the exchange rate is $595 to $856 for each day of speed (VERIFIED, same arithmetic on the VERIFIED median). Speed is worth buying when a payment, a court date or an empty house costs more per day than that. It is not worth buying to avoid a listing.

Two lines sit on both sheets: the state's documentary fee at recording, one cent per $100 of consideration when the price exceeds $500 (VERIFIED, C.R.S. 39-13-102), and title and closing. What changes is the top line and the brokerage line, and since August 12, 2026 that brokerage line is a number you negotiate in a signed written agreement before any licensed work, not a rate anyone inherits (HB26-1426, bill and date VERIFIED, amended text PROBABLE).

The plan: read the dates first, then the dollars, then put both sheets on one page.

Ask for the offer in writing on the Commission-approved contract and read the table of dates before the price: which deadlines are struck, which stay, whether the buyer can assign the contract, and how much earnest money is at risk. Then read the dollars: the price, every seller cost, the closing date, the net. Put that net beside a listed net built on what closed near you and a brokerage line as a negotiated number. A third path, a listing with an offer deadline, keeps the market that produces the higher number and most of the speed.

Bring Robert any written cash offer you are considering. He can put its dates, price and seller costs beside a listed net sheet on the same house. If you have no written offer yet, Robert can request preliminary cash offers for a Denver house through a cash-offer marketplace he partners with, so the comparison starts from a real number instead of a sign's promise. Homesy does not buy houses or promise a buyer; this page has two sheets and a person who can read both.