Decision tool · Bainbridge Island, WA 98110
Net-proceeds estimator: traditional listing vs. direct sale.
The higher gross sale price is not always the higher net. Agent commissions, pre-listing repairs, staging, and months of carrying costs all subtract from a traditional listing's headline number. This tool lets you adjust every variable and see what each path might actually put in your pocket.
All results are estimates only. No data is submitted or stored — all calculations happen in your browser. Results are not offers, appraisals, or guarantees. Verify with licensed professionals.
Traditional listing
Enter the numbers that apply to your property and situation.
Direct as-is sale
Enter the offer or estimated offer price and costs for a direct purchase.
A higher gross price does not always mean a higher net. These estimates show why — but accuracy depends entirely on the inputs you enter. Verify all figures with a licensed real estate agent and, for a direct offer, with the buyer before making any decision.
How to use this estimator
Traditional listing inputs
Enter your best estimate for each cost associated with a traditional MLS listing: the sale price you realistically expect, agent commission percentage, repair and preparation costs, staging, seller closing costs (title, escrow, recording — typically 1–2%), any concessions you might give the buyer, your monthly carrying costs while the property is in process, and how many months you expect from today to close.
Direct sale inputs
Enter the offer price from a direct buyer (or a rough estimate of what you'd expect), seller closing costs for a direct sale (usually lower — around 0.5–1%), carrying costs during the brief process, and months to close (direct sales typically close in weeks). Leave costs at zero if they don't apply.
The carrying cost line is often the most underestimated factor. A Bainbridge Island home with a $3,500/month carrying cost over a 5-month listing process adds $17,500 to the cost column — costs that disappear with a faster close.
What this tool cannot tell you
- The actual price a traditional listing would achieve — only a licensed agent with current comparable sales can estimate that.
- The actual offer a direct buyer would make — only a buyer who has reviewed the property can provide that.
- Tax implications of either sale path — consult a CPA.
- Whether a traditional listing or direct sale is right for your situation — that depends on your priorities, timeline, and property condition.
This tool is a starting point, not a substitute for professional advice.For an accurate picture of what a traditional listing might produce, consult a licensed real estate agent in the 98110 area. For a direct sale offer, get one in writing. Use both pieces of information together.
Frequently asked questions
Does using this calculator submit or store my information?
No. All calculations happen entirely in your browser. No data is transmitted to any server or stored anywhere.
Why might the direct sale net more than the traditional listing in some scenarios?
When agent commissions, pre-listing repairs, staging, and extended carrying costs are large relative to the price gap between the two paths, the direct sale can net more — or nearly as much. The default numbers illustrate a case where the traditional listing nets more; adjusting the inputs will show when it doesn't.
Are these results an actual offer or appraisal?
No. Results are illustrative estimates based only on the numbers you enter. They are not a purchase offer, a licensed appraisal, or a guarantee of any outcome.
What agent commission rate should I use for Bainbridge Island?
Commission rates vary by agent and negotiation. A range of 5–6% is commonly cited, but confirm with any agent you consult.
What should I include in monthly carrying costs?
Mortgage payment, property taxes (prorated monthly), homeowner's insurance, utilities even if minimal, HOA dues if applicable, and any caretaker or maintenance costs.
See what a real offer looks like for your property
Ready to compare a real number?
Start with a conversation.
The calculator uses illustrative estimates. An actual offer requires knowing your property. Tell us about it and we'll explain what we'd consider and why.
Get a free offer