“How much will I actually walk away with?” That’s the real question when you sell, and it’s not the same as the sale price. A higher price with an agent can leave you with less than a lower cash offer once the costs come out. Here’s an honest, side-by-side look at what it really costs to sell a house in Winnipeg.
The costs nobody puts on the sign
The listing price is the headline. Your net proceeds are what’s left after everyone takes their cut. Selling with an agent comes with several costs that quietly shrink your final cheque:
- Real estate commission, typically several percent of the sale price
- Repairs and updates to get it market-ready
- Staging, cleaning, and professional photos
- Carrying costs while it sits: mortgage, taxes, utilities, insurance
- Closing costs and legal fees
- Buyer repair credits negotiated after the inspection
Agent sale vs. cash offer: an honest example
Numbers make it real. Here’s an illustrative comparison on a home that might list around $300,000. Your figures will differ, but the shape of it holds.
| Sell with an agent | Sell to a cash buyer | |
|---|---|---|
| Sale price | $300,000 | $255,000 |
| Commission (~5%) | −$15,000 | $0 |
| Repairs & prep | −$12,000 | $0 |
| Carrying costs (3–4 months) | −$5,000 | ~$0 |
| Closing / legal | −$2,000 | Often covered |
| Rough net to you | ~$266,000 | ~$255,000 |
Illustrative only. Every home, repair list, and timeline is different.
What the numbers actually say
In this example the agent sale still nets a bit more, and for a tidy, move-in-ready home with time to spare, that’s usually true. The gap narrows fast, though, when a home needs real repairs, sits for months, or a deal falls through and you start over. The cash number is also certain; the agent number is a best case that assumes everything goes smoothly.
When each option wins
List with an agent when your home shows well, you can absorb the costs, and you have time. Sell to a cash buyer when the home needs work, speed and certainty matter, or you’d rather skip commissions, repairs, and months of carrying costs. Neither is “better” in the abstract; it depends on your home and your timeline.
The bottom line
Don’t compare a sale price to a cash offer. Compare your net, after commission, repairs, and carrying costs, against the certainty and speed each path gives you. Once you run your own numbers, the right choice is usually clear.
To put a real figure on the cash side, you can request a no-obligation cash offer and set it beside your likely net from listing. No cost, no pressure.
Ready to sell? Get your free cash offer
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Frequently Asked Questions
How much does it cost to sell a house in Winnipeg?
With an agent, expect commission of several percent plus repairs, staging, carrying costs, and closing fees, which together can total tens of thousands. A cash sale has no commission or repair costs but a lower sale price.
Is a cash offer really less than selling with an agent?
The sale price is lower, but after commission, repairs, and carrying costs come out of an agent sale, the net gap is often much smaller than it first looks, and sometimes disappears.
What is the real estate commission in Manitoba?
Commissions are negotiable but commonly run several percent of the sale price, split between the buying and selling sides. On a $300,000 home that’s often around $15,000.
Do I pay closing costs when I sell?
Sellers typically pay legal fees and any outstanding costs at closing. Many cash buyers cover standard closing costs, which removes that expense from your side.
How do I compare an agent sale to a cash offer fairly?
Compare net to net. Subtract commission, repairs, staging, and carrying costs from the agent price, then weigh that against the cash offer’s speed and certainty.
When is a cash sale worth the lower price?
When the home needs repairs, when speed and certainty matter, or when months of carrying costs and the risk of a deal collapsing would eat the difference anyway.