The real estate landscape has shifted dramatically in recent years. Technology, alternative selling methods, and the rise of cash buyers have made many old beliefs about what is “required” to sell a house obsolete. Yet, misconceptions still linger among homeowners in White Plains, MD, especially those who have never sold a home outside of the traditional agent-and-MLS system.
If you’ve been assuming you have to pour money into repairs, have to hire a Maryland real estate agent, or have to wait months to close, you’re not alone. These ideas were standard advice for decades—but in 2022 and beyond, they’re no longer the only way to sell.
In this article, we’ll explore three of the most common myths about selling homes in White Plains, MD—and explain why they no longer hold true in today’s market. Along the way, we’ll share Maryland-specific examples, financial breakdowns, and practical insights to help you make the best decision for your circumstances. We’ll also show how working directly with professional buyers like Simple Homebuyers can put more money in your pocket and drastically reduce your stress.
Misconception 1: You Must Spend Money on Prep Work and Repairs
The Old Belief
For decades, homeowners were told, “You have to spend money to make money.” That usually meant:
- Repairing or replacing roofs, HVAC systems, and plumbing
- Updating kitchens and bathrooms to “modern standards”
- Repainting walls in neutral colors
- Paying for professional staging and décor
- Upgrading landscaping and curb appeal
This advice made sense when most buyers were traditional owner-occupants relying on mortgage financing and expecting move-in ready homes. Many home-selling guides still talk this way today, and home-improvement cost resources like Bankrate explain how major renovations can cost tens of thousands of dollars and don’t always produce a dollar-for-dollar return on investment for sellers.
The Reality in 2022 (and Today)
The truth is, you don’t always need to fix everything to sell your house—especially if you’re open to working with a direct buyer.
- Many buyers today are cash investors who purchase homes in as-is condition.
- Sellers without the time, desire, or financial means to renovate can still achieve fair profits.
- Direct buyers like Simple Homebuyers provide side-by-side comparisons of traditional listing profits versus direct sale offers so you can see your likely net, not just a hypothetical top-line price.
Instead of borrowing money or draining savings to fix everything, you may be able to sell your White Plains property exactly as it sits and let the investor handle the rehab after closing.
Maryland Case Study: As-Is Wins
A White Plains homeowner inherited a property with outdated plumbing, a leaky roof, and an original 1970s kitchen. A local real estate agent recommended $40,000 in repairs before listing:
- Roof replacement: $10,000–$15,000
- Kitchen remodel: $20,000+
- Plumbing upgrades: $5,000–$10,000
On top of that, the homeowner would still owe 5–6% in commissions when the house eventually sold.
Instead, the seller contacted Simple Homebuyers and received a cash offer in as-is condition. When they compared:
- The as-is cash offer from Simple Homebuyers
vs. - The after-repair value minus $40,000 in renovations, commissions, closing costs, and months of holding costs
…the net profit was actually higher with the as-is direct sale. Plus, the seller avoided the stress of managing contractors, permits, and unexpected surprises behind the walls.
Expanded Insight: The True Cost of “Fixing It First”
When you’re told to “fix it up” before selling, it’s important to look at the full picture:
- Cost of repairs:
- Roof replacement: $10,000–$15,000
- Kitchen remodel: $20,000+
- HVAC system: $5,000–$8,000
- Flooring, paint, and cosmetic work: $5,000–$10,000
- Holding costs while you renovate:
- Mortgage payments
- Property taxes and homeowners insurance
- Utilities (electric, water, gas)
- Risk of over-improving for the neighborhood and not getting your money back
Even many traditional resources on remodeling and return on investment, like Bankrate’s guides on home improvement ROI, point out that big projects rarely return 100 cents on the dollar when you sell—they’re more about comfort than profit for sellers.
Emotional Toll
Beyond the numbers, there’s a real emotional cost:
- Stress from coordinating multiple contractors
- Living in a construction zone (or paying to live somewhere else)
- Worrying about going over budget
- The uncertainty of whether buyers will even love the finished product
For many White Plains homeowners, the peace of mind of an as-is cash sale outweighs any theoretical profit from a fully renovated MLS listing.
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For more insights into property investment strategies and creative ways to structure deals, see 5 Reasons You Should Sell Your House Using a Rent-to-Own Agreement in DC.
Misconception 2: You Must List to Sell
The Old Belief
Most homeowners still assume their only options are:
- Listing with a realtor on the MLS
- Listing as FSBO (For Sale By Owner) and doing all the work themselves
Anything else feels “unofficial” or even risky. This mindset is so common that many major real estate sites still frame selling as a choice between hiring an agent or going FSBO. Guidance from places like Investopedia on selling a house without a realtor tends to focus on those two tracks—agent vs. FSBO—rather than highlighting direct investor sales as a third, legitimate path.
The Reality in 2022: Direct Buyers Are a Third Option
In today’s market, direct buyers like Simple Homebuyers purchase homes without commissions or hidden fees. They’ve built businesses around offering:
- Simple, as-is cash offers
- No agent commissions (no listing agent, no buyer’s agent to pay)
- No closing costs for many sellers—your offer is often the net amount you receive
This third option sits between hiring an agent and going full FSBO. You still avoid commissions and heavy marketing costs, but you also avoid taking on all the legal and paperwork responsibilities yourself.
Why You Don’t Need an Agent in These Scenarios
When you sell directly to Simple Homebuyers:
- You avoid paying 5–6% in commissions. On a $400,000 home, that’s $20,000–$24,000 right there.
- You avoid marketing costs, such as:
- Professional photography: $500–$1,000
- Staging: $2,000–$5,000
- Online ads and print materials
- You reduce legal risk because professional investors and a reputable title company help handle disclosures, contracts, and closing documents correctly.
FSBO guides often warn about misfiled disclosures and liability for hidden defects. A direct buyer model places much of that responsibility on the experienced investor and their closing professionals, not on you.
Maryland Case Study: FSBO Worries Solved
A White Plains couple considered going FSBO to save on commissions. They were confident in handling showings and negotiations—but nervous about:
- Maryland disclosure requirements
- Legal language in the contract
- Handling earnest money and timelines correctly
Instead, they sold directly to Simple Homebuyers, who:
- Provided a clear, written purchase agreement
- Coordinated with a local title company
- Covered most closing costs
The couple saved thousands in commission and marketing expenses and felt confident that the legal and paperwork details were handled professionally.
Expanded Insight: Costs and Risks of Listing
Here’s what traditional listing really looks like in numbers:
- Commissions: 5–6% of sale price
- On $400,000 = $20,000–$24,000
- Marketing costs:
- Photography: $500–$1,000
- Staging: $2,000–$5,000
- Cleaning, minor repairs, yard work: $1,000–$3,000
- FSBO risks if you skip an agent:
- Misfiled disclosures and potential lawsuits
- Limited exposure to qualified buyers
- Difficulty screening offers and verifying proof of funds
Consumer-focused resources like the National Association of Realtors research pages and Forbes Real Estate often highlight how many sellers still use agents—but they also show that a growing number of sellers are exploring alternative ways to sell, especially in hot or investor-friendly markets.
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For more on how timing and market conditions affect costs, especially in colder months, read 5 Reasons Why You Shouldn’t List Your House in the Winter in Washington DC.
Misconception 3: The Selling Process Is Always Slow
The Old Belief
Many homeowners assume that selling a home always takes months—even if they find a buyer quickly. They expect:
- Weeks of prep work before listing
- Weeks or months of showings and open houses
- Weeks waiting for inspections, appraisals, and loan approvals
- The possibility of deals falling apart at the last second
For someone relocating for work, going through a divorce, or facing financial pressure, that kind of timeline can be overwhelming.
The Reality in 2022: Direct Buyers Can Move Fast
Direct buyers like Simple Homebuyers offer fast, guaranteed closing dates, often within 7–21 days. Because they use cash or private funds, they don’t depend on traditional mortgage underwriting, which is where most slowdowns happen.
With a direct buyer:
- No waiting for loan approvals
- No lender-required appraisals holding things up
- No endless repair negotiations over inspection reports
You also have more control. Sellers can choose a closing date that aligns with:
- A job start date in another city
- The end of a lease
- School schedules for kids
- Moving company availability
Maryland Case Study: Beating the Clock
A White Plains homeowner received a job offer out of state and needed to relocate within 30 days. Their agent estimated:
- 1–2 weeks to prep and list
- 2–4 weeks on market
- 30–45 days to close once a buyer was found
That timeline meant months of double housing costs and serious stress.
Instead, they contacted Simple Homebuyers and received an as-is cash offer. The property closed in 14 days, allowing them to:
- Avoid two or three extra mortgage payments
- Stop paying utilities and insurance on an empty home
- Focus on their new job and new city instead of worrying about showings and inspections back in Maryland
Expanded Insight: Time Is Money
When you look at finances, every month your house sits unsold costs you:
- Mortgage (or opportunity cost if the home is paid off)
- Property taxes and homeowners insurance
- Utilities and maintenance
- Possible HOA fees
Guides from places like Zillow’s seller resources and Investopedia’s home-selling content often remind homeowners that carrying costs add up quickly. Even if you sell for a higher price after months on the market, your net may not be much better than an earlier, slightly lower cash offer—especially if that cash offer came with zero repairs and zero commissions.
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For more on how property restrictions can impact timelines, especially for landlords and investors, see 5 Rental Restrictions Investors Should Know About in Capitol Heights.
Why Direct Sales Work in Maryland
Maryland’s real estate market is diverse, with urban centers, suburban communities, and rural areas all within easy driving distance. Each type of property comes with its own challenges—and direct sales offer solutions across the board:
- Urban properties: Avoid the fierce competition and high expectations of MLS listings. Sell as-is without trying to out-stage every other home in the neighborhood.
- Suburban homes (like many in and around White Plains, MD): Skip staging, multiple showings, and picky buyer demands. Direct buyers often look beyond décor to the true value and potential of the property.
- Rural land and houses: Traditional buyers for raw land or mixed-use properties can be rare. Direct buyers familiar with land value, zoning, and development can step in when the MLS is quiet.
Instead of forcing your property into a one-size-fits-all listing strategy, a direct sale lets you:
- Sell as-is without turning into a full-time project manager
- Choose a clear, predictable timeline instead of waiting months and hoping for the best
- Avoid the emotional roller coaster of showings, feedback, and renegotiations
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For more on land investment strategies and why certain parcels are attractive to investors, see 5 Reasons You Should Be Adding Vacant Land in Capitol Heights to Your Portfolio.
External Perspectives (Authoritative Resources)
To broaden your understanding beyond local experience and investor websites, explore these authoritative resources:
- Investopedia – How to Sell a House Without a Realtor
Practical tips for FSBO and direct sales, including pricing, marketing, and legal considerations.
https://www.investopedia.com/articles/mortgages-real-estate/08/sell-home-without-realtor.asp - National Association of Realtors – Research & Statistics
Market data and insights on agent-assisted versus direct sales, buyer and seller trends, and broader housing market conditions.
https://www.nar.realtor/research-and-statistics - Forbes Real Estate Section
Expert commentary on real estate trends, alternative selling strategies, investor activity, and how shifting markets affect homeowners and buyers.
https://www.forbes.com/real-estate/
These sources reinforce an important truth: you have options. Using a traditional agent is still common—but it’s not the only safe, legitimate way to sell a home in White Plains, MD.
Conclusion: Outdated Rules Don’t Have to Dictate Your Sale
The bottom line: selling a home in White Plains, MD in 2022 and beyond doesn’t have to follow outdated rules.
You don’t need to:
- Spend tens of thousands on repairs
- Automatically list with a realtor
- Wait months for showings, inspections, appraisals, and loan approvals
Instead, you can explore a direct sale to Simple Homebuyers that offers:
- As-is, cash offers with no repairs required
- No commissions and often no closing costs for sellers
- Fast, predictable closings on a timeline that works for you
- Local expertise, since Simple Homebuyers lives and works in White Plains and understands Maryland neighborhoods, values, and regulations
At Simple Homebuyers, transparency is the policy. Sellers receive:
- Step-by-step explanations of the numbers
- Side-by-side comparisons of listing vs. direct sale
- Fair offers designed to make sense for both parties
The goal is simple: to make deals that leave sellers feeling good long after closing.
Contact Simple Homebuyers at (240) 776-2887 today to discuss your situation, get a no-obligation cash offer, and discover how a direct sale can simplify your home-selling experience in White Plains, MD—without falling for old misconceptions that no longer fit today’s market.