What you actually save by skipping the agent
Traditional listing commissions run 5 to 6 percent of sale price, usually split between the listing agent and the buyer's agent. On a $300,000 home that is $15,000 to $18,000. For a cash sale where there is no buyer's agent, you save the full commission you would have paid your listing agent plus the unwritten cost of any concessions you would have made to keep the agent happy.
Net savings: roughly $7,500 to $9,000 on a $300,000 home in a typical 2.5 percent listing commission scenario. More in higher-commission markets. The savings get passed back to you in the form of a higher net at closing.
What the agent was actually doing
The listing agent's job included pricing the home, marketing it to the MLS and broader buyer pool, coordinating showings, fielding offers and negotiating on your behalf, walking you through inspection negotiations and repair credits, coordinating with the title company and lender, and being present at closing. In a cash sale most of that work shrinks because there is no MLS exposure, no showings, no buyer agent, and no lender.
What remains is: vetting the buyer, reading and negotiating the contract, picking and coordinating with a title company, handling any inspection or condition negotiations the cash buyer raises, and showing up to sign. None of that is technically hard. All of it is unfamiliar if you have never done it before.
The exact steps for a cash sale without an agent
Step 1: Request offers from at least three cash buyers, either directly or through a directory. Compare offers on net proceeds at closing, not just headline numbers. Look at earnest money amount, closing date flexibility, and any contingencies the buyer wants.
Step 2: Negotiate the offer. Cash buyers expect a counter. Standard counter moves are: increase the price by $5,000 to $15,000, increase earnest money to 1 percent of purchase price minimum, remove or limit inspection contingency, and lock in a specific closing date.
Step 3: Sign the purchase agreement. Read every clause. The contract should specify the purchase price, earnest money amount, closing date, what is included in the sale (appliances, fixtures), and any contingencies. If there is anything you do not understand, pay a real estate attorney $300 to $500 to review it. That is the cheapest insurance you can buy.
Step 4: Pick a title company you trust. Do not default to the buyer's title company. Pick a reputable local title company yourself. They handle the title search, prepare closing documents, and coordinate the wire transfer of funds at closing.
Step 5: Handle any inspection or condition issues. If the buyer asks for repairs or credits after walking the house, decide whether to agree, counter, or hold firm. You have leverage if you have other offers waiting.
Step 6: Show up to sign at closing. Bring photo ID. The title company walks you through the documents. The funds wire to your bank account within hours of signing in most states.
When you actually need an agent
An agent is worth the commission when the home is move-in ready, you are listing on the MLS, and you are tapping into the full retail buyer pool. The exposure and negotiation expertise tend to net you enough more to cover the commission and then some in a normal market.
An agent is also worth it if you have a complicated situation: short sale, foreclosure, divorce, partnership dispute, or significant legal issues with the title. The fee is small compared to the cost of getting the legal or transactional piece wrong.
For a straightforward cash sale where you have multiple competing offers in hand and the buyer is using a title company you trust, the agent is paid work you can do yourself with an afternoon of reading and a $400 attorney review.