A list price is not what you keep. Put your own figures in and see both net numbers side by side.
A list price and a cash offer are not the same kind of number. The list price is what a buyer might pay; the cash offer is what lands in your account. Everything between the two comes off the agent route and not off ours, which is why comparing the headline figures tells you almost nothing.
Put your own numbers in below. Nothing is sent anywhere and nothing is stored.
Defaults are typical Oklahoma figures. Change any of them.
If the agent column wins by a wide margin, list the house. That is the honest answer and it is the answer for most houses in reasonable condition with clear title. We say so on every page of this site.
If the two are close, look at what the model cannot price. Three months of showings while you live elsewhere. A buyer whose financing collapses in week seven and puts you back to the start. An inspection that finds something worse than you budgeted for. A foreclosure date that does not move. Certainty has a value that does not appear in either column.
If the cash column wins, it is usually one of two things. Either the repair number is large, or the house cannot be financed or insured as it stands, in which case the agent route is not really available at the price you entered.
It does not tell you what your house is worth. Doing that properly needs recent comparable sales, and across large parts of Tulsa the housing on a single block spans four decades, which is exactly the situation automated valuations handle worst. We make that argument on our Tulsa page and it would be inconsistent to publish a valuation widget here.
For a real number, get a written cash offer, ask an agent for a comparative market analysis, and compare the two in this tool. Both are free.
Almost always, because a cash offer is a net figure and a list price is a gross one. Commission, seller closing costs, repairs, inspection credits and months of holding costs all come off the list price and none of them come off a cash offer. The gap between the two headline numbers is not the gap between what you keep.
Six per cent split between both sides was long the convention, though commissions are negotiable and have varied more since the 2024 changes to how buyer agent compensation is handled. Ask any agent what they charge rather than assuming.
Commonly one to three per cent of the sale price, covering title work, prorated taxes, recording and similar items. Our guide to seller closing costs sets out what each line actually is.
Because a house that takes three months to sell costs you three months of mortgage, taxes, insurance, utilities and upkeep. Sellers routinely leave this out and it is frequently the largest hidden number in the comparison.
No, deliberately. Estimating value needs recent comparable sales, and across much of Tulsa a single block can hold housing from four different decades, which is where automated valuations fail. Get a written cash offer and an agent's market analysis and compare them here.
No. The calculation runs entirely in your browser. Nothing is submitted, saved or sent to us.
A calculator works from what you type in. An offer works from the property itself, the condition and what comparable houses nearby have actually sold for.
No fees, no obligation, and your property is never listed publicly.