"Cash or conventional only" means the seller will only accept offers paid in cash or financed with a regular conventional mortgage. Government-backed loans like FHA, VA and USDA generally fall outside the terms the seller has said they will consider. Sellers often choose this when the house may not pass the property checks those programs involve, or because they want a smoother, more predictable closing.
If you're getting ready to sell in Palm Bay, elsewhere in Brevard County, or around metro Atlanta, this guide explains what these listing terms actually do, when they make sense, and when they could cost you buyers.
When a home goes up for sale, the listing usually includes "terms." Terms are the kinds of payment the seller is willing to consider. The common ones are:
When a seller limits the terms to cash and conventional, it tells buyers and their agents up front that offers using FHA, VA or USDA financing aren't what the seller is looking for.
You may also see "listing terms: cash" by itself. That's narrower. It means the seller only wants buyers who don't need a loan at all. We cover that in more detail in our guide on what "cash only" means when selling a house.
The most common reason is the condition of the house.
FHA and VA loans come with an appraisal that does more than estimate value. The appraiser also checks whether the home meets the loan program's minimum property standards, which focus on basic safety, soundness and livability. If the appraiser flags problems, such as a worn-out roof, a safety hazard or a system that doesn't work, the lender may require repairs before the loan can close.
For a seller with an older or rough house, that can mean:
Other reasons sellers choose these terms:
One honest note: conventional loans aren't a free pass. They still involve an appraisal and lender requirements, and a house in very poor condition can have trouble with any kind of loan. Conventional lenders are often less strict about condition than FHA or VA programs, but every lender and every loan is different.
Limiting the terms shrinks your buyer pool. Many first-time buyers use FHA loans, and many veterans and military families use VA loans. In Palm Bay, across Brevard County and around metro Atlanta, those buyers are a real part of the market.
Fewer eligible buyers can mean fewer showings, fewer offers and less competition on price.
So if your house is in good, move-in-ready shape, limiting the terms usually doesn't make sense. In that case, listing with a good local agent and leaving all loan types open is often the better choice. More buyers competing for your home is usually how you get the highest price.
These terms make the most sense when you already know the house has issues a government-backed appraisal is likely to flag, and you'd rather not fix them.
Every situation is different. If you're unsure which path fits, it's worth talking with both a local agent and a direct buyer and comparing what you'd actually walk away with.
| List with an agent (all loan types) | List with restricted terms | Sell directly to a cash buyer | |
|---|---|---|---|
| Who can buy | Cash, conventional, FHA, VA and USDA buyers | Cash and conventional buyers only, as stated in the listing terms | One buyer: the cash buyer |
| Repairs | Lender may require repairs before closing | Fewer condition-related repair demands, but still possible | None required by us. Sold as-is |
| Appraisal | Required for financed offers | Required for conventional offers | No lender appraisal. A buyer may still inspect |
| Commissions | Governed by the brokerage agreement you sign | Governed by the brokerage agreement you sign | No commission charged by us; existing brokerage obligations may still apply |
| Showings and open houses | Yes | Yes | Not required |
| Closing date | Negotiated, subject to the buyer's lender | Negotiated, subject to the buyer's lender | Mutually agreed, subject to title and contract requirements |
| Best for | Homes in good condition with time to sell | Homes with some issues where you still want the open market | Homes needing work, or sellers who want speed and simplicity |
Some common situations where sellers consider limiting financing:
If any of these sound like your property, you have a choice to make: fix it and open it up to every buyer, list it with restricted terms, or skip the listing process completely.
If the fixes are manageable and you have the time and money, this can bring the strongest price. Get repair quotes first so you know what you're signing up for.
You keep the open market and avoid most government-loan repair requirements. You'll still have showings, negotiations, a buyer's inspection, and the chance that a financed buyer's loan doesn't come through.
Chief Investment Properties is a veteran-owned direct buyer working with owners in Brevard County and metro Atlanta. We buy houses, rentals and land as-is. We are not a brokerage, so we are the buyer, not a middleman. Depending on the transaction, we may purchase directly or work with an investment partner; any written agreement should state who takes title, how the purchase is funded and what contingencies remain.
No commission is charged by us, though existing brokerage obligations may still apply. You make no repairs. The closing date is mutually agreed, subject to title and contract requirements. Closing remains subject to the written agreement and required title work.
To be fair about it: a direct cash offer takes into account the repairs and risk the buyer is taking on, so it may be lower than what a retail buyer would pay. If your house is move-in ready and you have time to wait, listing with an agent may put more money in your pocket. A direct sale makes the most sense when speed, certainty and skipping repairs matter more to you than squeezing out the top retail price.
If you want to see what a direct offer looks like, you can request a property review here and compare it to what an agent tells you.
Before you sign anything, talk to a real estate attorney or title company about your specific situation. For tax questions about the sale, talk to a CPA.
It means the seller will only consider offers from buyers paying cash or using a conventional mortgage. Offers using FHA, VA or USDA loans aren't being accepted under the listing terms.
It means the seller is only looking for buyers who can pay without a mortgage. This usually shows up on homes that need significant work, or when a seller wants a closing that doesn't depend on a lender's requirements.
Usually because the house has condition issues that could cause trouble with a lender's appraisal, or because the seller wants to avoid the delays and risk of a financed deal. Cash sales don't depend on a loan approval, so there's one less thing that can go wrong.
A buyer can always submit an offer, and the seller decides whether to consider it. But the listing terms signal the seller's preference, and the loan would still need the property to meet that program's standards before it could close.
There's no lender, so there's no lender-required appraisal. A cash buyer may still choose to inspect or obtain an appraisal for their own purposes.
We review houses, rentals and land as-is in Brevard County and metro Atlanta. Share the details and compare your options with no obligation.
Request a Property ReviewDisclaimer: This article is general information, not legal, tax or financial advice. Loan program requirements and listing rules change and depend on your property and market. Confirm current requirements with a lender and consult a real estate attorney for your specific situation.
What a cash-only sale really means for sellers, and when listing pays more.
What as-is means in Florida and Georgia, what you still must disclose.
When an appraisal still happens, and how cash buyers really set a price.
This page provides general information, not legal, tax, or financial advice. For questions about a specific property, title, or transaction, consult a qualified professional of your choosing.