Selling To Gem State Cash Offer vs. Listing With A Local Idaho Agent

Even in a seller’s market like Boise, it’s smart to look at your options and see what will actually help you best reach your goals with the sale of your house. While you may be able to get a higher “top line” sales price listing with a local Boise agent, that doesn’t always boil down to more money in your pocket or less headache. Dive into the details below to compare your options. 



Gem State Cash Offer Sale

0% broker sales commissions

We are your Buyer, no agent or broker*

Traditional Home Sale

6% standard broker sales commissions

Broker commissions are paid by you the Seller*

Selling process
Average days to complete your sale
As quick as 5 days, but YOU decide
Typically 4-6 weeks, depends on buyer
Average days to prep and stage home
0 days, $0 cost, we buy As-Is
5-10 days, depending on condition and ability
Average number of showings
1 set time with you to walk it
1, 7, 10, 16 or maybe many more showings who knows, at random times without you
Repairs Needed To List Home
NONE – We pay for all repairs after the sale
Any repairs that need attention before listing home
Transaction costs
Agent Broker Sales Commissions
We collect $0 for sales commissions
6% typically paid by you as seller *Example a $300,000 home sale, you pay $18,000! *
Closing Costs
None – We pay any and all costs
1.5-2% typically paid by you as seller
Closing Contributions by Seller
None – Our offer is “the” offer
Buyer may ask for $1000’s in closing contributions
Other Considerations
Inspection Contingency
None – We buy your property As-Is
Yes – Inspector’s 30-50pg report and repair requests ($$)
Finance/Loan Contingency
None – We pay cash
Yes, often with multiple approval and appraisal hurdles*
Get Cash for Moving Expenses
Yes – No-nonsense options to give you time and get you paid before you move out†
Rarely will buyers agree to pay for your house and then allow you to stay past close


†We understand the challenges of coming up with enough money to find and secure a new place to live and then deal with the actual moving expenses involved, all while dealing with the rest of life. We will discuss your situation, formulate a plan that makes sense for all, and get you the time and cash necessary to move without additional cost and hopefully remove some stress!
*Even when buyers are pre-approved for a loan, they still need to be very careful in spending habits, have the home appraise at a certain amount, and have repair requests completed to lender satisfaction. Even after all that, the lender will run their credit report one more time just days before close of escrow!

Work The Numbers And See Which Way Helps You Get There…

When you really work the numbers you start to see the real benefits that each way of selling your Idaho house offers.

Yes, here at Gem State Cash Offer we won’t be able to offer you full retail value for your house… but we also offer other benefits that going the traditional house sale route can’t offer.


From offer to close and cash in your hand in as little as 7 days

You can get rid of the headache of that property fast and avoid paying any more utility payments, tax payments, insurance payments, mortgage payments, you get the drill. If you list your house and wait 30+ days to close… you have to figure in all of the costs of holding that property during the time you have that property listed and are waiting for the property to close.

Don’t worry about fixing anything up or cleaning your house again and again for buyer after buyer

We don’t care how dirty your house is (we’ve seen worse!) or how many repairs are needed (a complete fixer? great! we love projects)... we’d like to make an offer on your house. This saves you time and money that you can keep in your pocket.

Don’t worry about paying those pesky closing fees (we’ve got you covered)

Because we are a full-service professional home buyer here in Idaho, we make it easy for you. We pay for all of the closing costs. What we offer you is what you get (of course minus any mortgage payoff or other encumbrances on the property). Pretty refreshing eh?

So when you add up the time you could save by working with Gem State Cash Offer, the no-hassle experience, and the money you’ll save on commissions, fees, and holding costs while you wait to sell the traditional route… for many area home owners selling to a professional house buyer is the best viable option.

Is it for you?

See for yourself and get a fair all-cash offer on your house today.

Just fill out the short form below or give us a call at (208) 999-3396 and let’s chat! Our process is simple and you can close on the date of your choice. You have nothing to lose by getting an offer (no obligations – no pressure). But you could potentially lose thousands of dollars or months of your time by not testing us out and requesting your FREE house offer below. 

Get Your Free Offer TODAY!

BBB We Buy Houses In BoiseWe buy houses in ANY CONDITION in Idaho. There are no commissions or fees and no obligation whatsoever. Start below by giving us a bit of information about your property or call (208) 999-3396...
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*An inspection contingency lets the buyer have time to do an inspection and back out of the sale or negotiate a new price if there are repairs that need to be done. If you can’t come to an agreement with the buyer, the buyer has the right to back out of the sale. Similar, a financing contingency gives the buyer the wiggle room to back out of the purchase if they can’t obtain a loan or if the home doesn’t appraise for the value that the bank needs to close the loan.

Here at Gem State Cash Offer we don’t use bank financing so you don’t have to worry about our ability to close on a deal.

Call or Text Us!