Three real options

Compare side by side.

Most homeowners don't realize they have three real options until they're already mid-listing. Here's an honest look at each — what you'd net, how long it takes, who handles what, and when each fits.

Often the best net

Novation

Typical timeline: 60–90 days from listing to close.
Repairs: Brookside covers all repairs identified during due diligence.
Your net: Often higher than a cash offer. Locked in before we list.
Your involvement: Sign one agreement. We handle the rest.
When it fits: Homes in good condition. Most homes in Waldo, Brookside, and Armour Hills fit.

Trade-off: you trust us to market the home and find the end buyer. You don't review individual offers — but you also skip the back-and-forth, the negotiations, and the stress. That's the point.

Fastest, simplest

Guaranteed cash offer

Typical timeline: 7–21 days from agreement to close.
Repairs: None. Buyer purchases as-is.
Your net: Lower than novation or a strong listing. The trade-off for speed and certainty.
Your involvement: Minimal. One inspection, one signature, done.
When it fits: Homes needing major rehab. Sellers facing tight deadlines or wanting zero hassle.

Trade-off: you accept a lower net in exchange for the simplest, fastest path.

When the market wants it

Traditional listing

Typical timeline: 30–90+ days. Highly market-dependent.
Repairs: On you. Pre-listing prep typically required.
Your net: Potentially highest — and potentially lowest. Depends on how the market lands.
Your involvement: Showings, offers, counteroffers, repair negotiations.
When it fits: Specific situations where local demand is strong and the seller has time and energy to run the process.

Trade-off: variability. The open market can deliver — but it can also stall, drag, or fall through.

A Tudor revival home detail with leaded windows and ivy on cream brick

Honest framing

We help with all three. Most often, novation wins.

We market novation because we believe it's the best fit for most homes in Waldo, Brookside, and Armour Hills — the housing stock and price points line up well. But we'll be honest about the times it doesn't.

If your situation calls for a cash offer or a traditional listing, that's what we'll recommend.

A quieter question

Not sure which fits your situation?

If you're still figuring out which one of these makes sense for your home, a short conversation usually clears it up faster than reading another article. Would talking it through be useful?

Talk it through Read about novation first