With everything being so expensive now, it’s not a surprise that you’d want to look for ways to sell your home cheaply. Any chance you can save money, especially when selling your house, is definitely worth hearing all of the tips and tricks.
Many people are surprised by the potential costs that can add up quickly. But fortunately, working with house buyers in Texas can offer you some great ways to save thousands of dollars.
Below, we’re going to take a look at the three most cost-effective ways for you to sell your home in 2026. We’ll also include things like the real costs to sell, hidden fees, and which option actually puts money in your pocket. Whether you’re selling because you’re facing foreclosure, inherited a property, or just want to move quickly, we want to help you understand your options so you can make the best choice for your situation.
Breakdown: “Lowest Fees” vs. “Highest Net Profit”
Before we chat about the three main options you have, we want to clear up any confusion here. The way you go about selling your house may not be obvious. The lowest upfront fees don’t instantly mean the highest net profits. When you sell a house, you need to think about these factors too:
- Time on the market (holding costs add up fast)
- Repair costs and home improvement expenses
- Marketing and staging costs
- Closing costs and realtor commissions
- The final sale price vs. your asking price
We’ve seen a lot of big changes in the Texas real estate market. The biggest change we’ve noticed is that housing inventory has increased, so it impacts how quickly homes can sell and at what price. This does add some pressure to how people sell their houses, but it’s important to do what works best for you.
Option 1: For Sale By Owner (FSBO) – The “Free” Route?
Nine times out of ten, people would likely say that selling For Sale By Owner is the cheapest option. Likely because you’re not paying realtor commissions, but there are still costs involved. Here is what you’d be looking at cost-wise:
Estimated Costs:
- MLS listing fee: $300-$500
- Photography: $200-$400
- Marketing materials and signs: $100-$300
- Legal fees and paperwork: $500-$1,000
- Home inspection and repairs: $2,000-$8,000+
- Staging materials and decor: $500-$2,000
- Buyer agent fees: 2.5-3% of the purchase price
The Reality Check: In theory, you’d think selling like this would be cheaper, but FSBO sellers typically get 5-10% less than the market value of their home. This is usually due in part to a lack of negotiation experience and real estate agent expertise. You’re also in charge of pretty much everything. You handle showings, open houses, paperwork, advertising, communication, and negotiations all on your own. Lastly, the sale process usually takes 60-120 days longer than working with professionals.
Best For: Sellers with real estate experience, someone with time to manage the entire process, someone not in a rush to move, and homes that need minimal repairs, cleaning, or staging.
Option 2: Flat-Fee MLS Services – The “Hybrid” Route
You are able to use a flat-fee MLS service to list your home for a set fee. But you’ll still handle most of the work on your own. This hybrid approach will cast a wider net of exposure, without full realtor commissions.
Estimated Costs:
- Flat-fee MLS listing: $400-$800
- Buyer’s agent commission: 2.5-3% of sale price
- Professional photography: $200-$400
- Minor repairs and painting: $1,000-$5,000
- Closing costs: 1-3% of the sale price
- Holding costs during market time: $500-$1,500/month
The Reality Check: Although this may seem like the best of both worlds, you’re still going to be in charge of things like showings, negotiations, and paperwork. Flat-fee services are less expensive because they’re really just giving you access to the MLS and other real estate websites. You will still be handling the sale on your own, and agents usually avoid these types of listings.
Best For: A seller who has some real estate knowledge and would like to list on the MLS without having to pay full price commissions.
Option 3: Selling to Four 19 Properties – The “Zero Fee” Route
A popular option is using a company that will buy your house directly. Four 19 Properties is a local home buyer with years of experience. Selling to them means literally zero fees, commissions, or hidden costs.
Estimated Costs:
- Real estate agent fees: $0
- Closing costs: $0 (we pay them)
- Repairs and staging: $0 (we buy as-is)
- Marketing and showings: $0
- Holding costs: $0 (close in 7-14 days)
- Inspection contingencies: $0
How it Works: We make you a fair, all-cash offer, within 24 hours of selling your home. The offer is based on your home’s current condition and local market comparables of homes that have sold. You don’t have to worry about making any repairs, deep cleaning, or staging anything. We’ll handle that and all the paperwork. This can be done as quickly as 7 days.
Best For: Sellers who need speed, certainty, and want to avoid all the hassles of traditional selling methods.
The Hidden “Holding Costs” of Selling on the Market in 2026
Often overlooked, but one of the biggest expenses is how much it costs to keep your house while it’s on the market. Here is what you’ll want to expect to pay in holding costs:
- Mortgage payments: $800-$2,500/month
- Property taxes: $200-$800/month
- Insurance: $100-$300/month
- Utilities: $150-$400/month
- Maintenance and lawn care: $100-$500/month
In Texas, the average time on market we’re currently sitting at is 45-75 days for move-in-ready homes (as of December 2025). Homes needing repairs or updates can sit for 90-150 days or longer. You would be looking at holding costs of $1,350 – $4,500 per month while you’re waiting for a buyer to come along.
You also don’t want to overlook the stress factor. To keep your home show-ready will mean constant cleaning, decluttering, and being ready for showings at a moment’s notice. Can you imagine juggling that with kids, pets, and a full-time job? Or if you have limited mobility, are caring for someone else, or have ongoing health issues? Many sellers underestimate the emotional and logistical burden of keeping their home market-ready for months.
Comparison Table: FSBO vs. Flat-Fee vs. Cash Offer
| Cost Factor | FSBO | Flat-Fee MLS | Four 19 Properties |
| Realtor commissions | 2.5-3% (buyer’s agent fees) | $7,500-$9,000* | $0 |
| Closing costs | $3,000-$9,000 | $3,000-$9,000 | $0 |
| Repairs/staging | $2,000-$10,000 | $1,000-$8,000 | $0 |
| Marketing | $800-$2,200 | $600-$1,200 | $0 |
| Holding costs | $2,700-$9,000 | $2,250-$6,750 | $0 |
| Time to close | 90-180 days | 60-120 days | 7-14 days |
| Total estimated costs | $8,500-$30,200 | $14,350-$33,950 | $0 |
*Buyer’s agent commission only
Why “As-Is” Retail Listings Often Fail (The Inspection Trap)
Another thought when it comes to figuring out the cheapest ways to sell a house would be to sell “as-is.” The thought behind that would be that you wouldn’t have to make any repairs or renovations. But buyers will still request inspections, and things can get a bit tricky. A home inspection often reveals issues that weren’t obvious, which usually leads to:
- Buyer requests credits or repairs
- Renegotiation of the sale price
- Deal cancellations (30% of “as-is” sales fall through)
- Additional holding costs while finding new buyers
A home inspector might find roof issues, HVAC problems, plumbing concerns, or electrical troubles that weren’t noticeable during showings. You may not think this is a huge deal, but even minor repairs like fixing light fixtures, pressure washing the exterior, or addressing carpet issues can add thousands to your costs.
What it comes down to is that the inspection report becomes a negotiation tool, and inexperienced sellers will often agree to credits that are more than the actual repair costs. Fortunately, professional cash home buyers in Dallas and throughout Texas remove this gray area by making offers based on the current condition with no inspection contingencies.
Frequently Asked Questions (Texas Selling Costs)
What is the average realtor commission in Texas in 2026?
On average, the total realtor commission in Texas is about 5-6% of the sale price. The commission is split between the listing agent and the buyer’s agent. If you were to sell your home for $300,000, the commission would cost $15,000-$18,000 alone. You can find some discount brokers who offer lower rates, but the services are also reduced.
Do I have to pay closing costs if I sell for cash?
Depends on who you sell to. If you were to sell your house fast in Wichita Falls or anywhere in Texas to a cash buyer like Four 19 Properties, we typically cover all closing costs. This includes title insurance, attorney fees, recording fees, and transfer taxes. Traditional sales, on the other hand, require sellers to pay 1-3% of the sale price in closing costs.
Is it cheaper to repair my house before selling?
This all depends on your timeline and budget. Minor repairs – we’re talking about painting, fixing leaky faucets, or replacing broken light fixtures, might give you a positive return on your investment. But major repairs – like replacing the entire roof, HVAC systems, or foundation work usually don’t give a full value return. What’s commonly happening now is that home sellers prefer to get a cash offer instead of investing more time, money, and energy into a home with uncertain returns.
When considering selling rental property without paying taxes, the timing of repairs can also affect your tax situation, making it worth consulting with a tax professional about your specific circumstances.
Conclusion
If you’re trying to figure out the cheapest way to sell your house in Texas, you’ll have to look past upfront costs to what you’ll actually walk away with. Going into it, people would think that selling FSBO and flat-fee services would be a cheap way to sell, but they often cost more than people expect because of hidden fees and extended timelines.
We wanted to make it easier for homeowners to sell with minimal, if not any, effort. If you would like to know how to estimate your home value in TX without repairs or showings, how we calculate our offers is simple. We have years of experience as house buyers in Texas. We also understand the current housing market predictions in Texas and always provide competitive cash offers.
We always encourage doing your own research about our company, but we are committed to transparent deals. Whether you’re trying to sell rental property and avoid paying taxes or need to sell your house fast in Wichita Falls, we’d be happy to take a look.
If you’re ready to skip the hassle and sell the cheapest way, contact us today. You can get a cash offer today and see how it all works. And remember, when it comes to selling to us, there are no fees, no repairs, and no waiting months for a buyer.