Bring options to the table before asking the seller to choose a path.
When a seller isn't sure what to do in this market, we don't make them choose between "list it" and "do nothing." We prepare the market-sale plan and check three cash paths before the appointment: Homeward, Opendoor and Offerpad. That gives us a real conversation about speed, certainty, work and likely net, not a debate over a single list price.
1 · Get the facts first
Ask for the address and basics: property type, square footage, year built, beds and baths, major updates, known repairs, HOA, occupancy and the seller's ideal move date. Confirm what matters most: highest net, a fixed timeline, fewer showings, or access to equity before the next move.
Get permission before sharing their personal details or photos with any company. Check that each company serves the address and property type. An estimate isn't an offer; eligibility can change after review.
2 · Run three different paths
Homeward
Use the agent's Sell to Homeward path after the seller agrees. This is not its buyer-side Buy Before You Sell product or a plain investor bid. For an approved home, Homeward says it sends an offer to the agent within 24 hours of a completed application. The seller can close with Homeward and receive an initial amount after fees and closing costs, while we list the property and the seller may receive additional upside when it sells.
Ask for the written offer and show the program fee, seller credits, closing costs, timing and what happens if the later market sale comes in low. Its site describes a 21-day close, but verify the terms for this property.
Opendoor
Start at its agent portal, request a seller offer and enter the address, condition, upgrades and known issues. The portal asks for the seller's name, email and phone, so get their permission first; Opendoor says it contacts the client directly. The early number is preliminary. Its guided photo assessment takes about 20 minutes, and its current help says a final offer usually takes 5-7 business days after photos or an in-person assessment.
There may be a straightforward Cash option and a Cash Now, More Later option involving a later resale. Confirm fees, repair adjustment, net, expiration and close date from the actual offer. Don't call the first screen a final offer.
Offerpad
Use its agent partnership request and identify yourself and your brokerage so the referral is recorded. Enter accurate property details, condition, upgrades, HOA and photos if available. Its agent page says the request takes a few minutes, but its current FAQ only says offers come quickly, so don't promise next-day delivery.
Verify eligibility first: Offerpad generally handles single-family homes and townhomes in active markets, with exclusions or limits for older homes, large lots and structural problems. An offer usually expires after seven days. A Texas closing can be as fast as 8 business days under its conditions; a missing survey can add 7-10 business days. Show the actual offer, service fee, closing costs, repair terms, expiration and net. Disclose applicable referral compensation and follow brokerage rules. The fee doesn't pick the option for the seller.
3 · Bring one comparison sheet
Put the market-listing plan beside each actual cash option: estimated sale price or written offer, fees and closing costs, repair or inspection adjustments, likely seller net, timing, move-out terms, and whether the number is preliminary or final. Date every number and mark expiration. If a provider hasn't issued an offer, say "requested, pending review" or "not eligible," not "cash offer in hand."
At the appointment
"We can put your home on the market and aim for the strongest price. We also checked cash paths in case your priority is a more certain date or fewer showings. Here's what each option could put in your pocket, what still needs to be confirmed, and what you'd trade for the convenience. Which part matters most to you?"
Let the seller decide. A cash path can be the right fit, or it can make the open-market plan easier to choose. Either way, we did the work before asking for the listing.