Memphis home buyers often ask if showings are necessary when selling a property for cash. The truth is, showings matter far less in cash as-is deals than in traditional sales. Cash buyers usually care more about numbers, location, and potential than perfectly staged walkthroughs.
The short answer: not as much as you think.
Cash buyers often purchase homes as-is, meaning they don’t need multiple staged showings like traditional buyers. Still, there are situations where showings can help. Let’s compare the two approaches so you can decide what works best for you.
Traditional Showings: How They Work
In a traditional home sale, showings are almost always required. Here’s the typical process:
- You prepare the house by cleaning, staging, and repairing.
- A real estate agent lists your property on the MLS.
- Buyers schedule appointments (sometimes several per week).
- Each showing lasts 20–60 minutes as buyers walk through.
- Offers may come in after multiple showings.
This process can take weeks—or months—before you finally receive an acceptable offer.
Cash As-Is Sales: How They’re Different
With a cash sale, especially when selling as-is, showings are minimal or even skipped entirely. Instead:
- A cash buyer requests basic details about the house.
- You may provide photos or allow a quick walkthrough.
- The buyer makes an offer without needing multiple showings.
- No staging, repairs, or deep cleaning required.
The focus is on speed, convenience, and the property’s potential—not perfection.
Pros and Cons Chart: Showings vs. Cash As-Is Sales
Here’s a side-by-side look at how the two options compare:
| Factor | Traditional Showings | Cash As-Is Sales |
|---|---|---|
| Time to Sell | 30–90+ days | 7–14 days |
| Preparation Needed | Cleaning, repairs, staging | Minimal to none |
| Number of Showings | Multiple (5–20+) | One quick walkthrough or photos |
| Buyer Type | Families, financed buyers | Investors, cash buyers |
| Offer Certainty | Deals can fall through (financing issues, inspections) | High certainty (cash, no bank involved) |
| Sale Price | Often higher if home is move-in ready | Discounted for condition but faster closing |
| Stress Level | High (constant cleaning, scheduling) | Low (as-is simplicity) |
Real Seller Testimonials
Sandra – Midtown Memphis
“I had three kids and a full-time job. The thought of keeping the house spotless for showings was overwhelming. A cash buyer came, looked once, and gave me an offer. We closed in 10 days. It was a lifesaver.”
James – East Memphis
“At first, I thought I’d make more money by listing with an agent. After six weeks of showings and no solid offers, I went with a cash buyer. Sure, I accepted a slightly lower price, but I saved thousands on repairs and months of stress.”
Latasha – South Memphis
“I inherited a house that needed a lot of work. I didn’t want to pour money into fixing it just to get showings. A cash buyer bought it as-is, and I walked away with cash in less than two weeks.”
When Showings Still Help
While many sellers skip showings in cash deals, there are times when allowing at least one walkthrough is useful:
- Investor inspections. Some buyers want to verify repair costs.
- Transparency. A walkthrough shows you’re upfront about the property.
- Competitive offers. Multiple investors may want a look before bidding.
Even then, these “showings” are quick, informal, and nothing like traditional open houses.
Why Cash Buyers Don’t Care About Showings
Cash buyers in Memphis focus on:
- Location and potential. The neighborhood often matters more than current condition.
- Numbers. They run repair estimates and compare them to resale or rental values.
- Speed. The faster they can close, the more attractive the deal is to them.
Because of this, they don’t need the polished, staged feel that traditional buyers expect.
Frequently Asked Questions About Showings in Memphis Cash Sales
1. Do I need to clean or stage my home for a cash buyer?
Not usually. Cash buyers in Memphis are typically investors who purchase homes as-is. A quick sweep for safety and basic tidiness can help, but full staging and deep cleaning are not necessary.
2. Will a cash buyer want multiple showings?
No. Most cash buyers either make an offer based on photos or request just one quick walkthrough. They focus more on location, repair costs, and investment potential than on presentation.
3. Can I sell my home for cash without any showings at all?
Yes. In many cases, sellers provide photos and details instead of hosting a walkthrough. Some cash buyers make offers sight unseen, though others may request one brief inspection.
4. Why don’t showings matter as much in cash deals?
Traditional buyers want a move-in ready home and care about the “feel” of a house. Cash buyers, on the other hand, are more interested in numbers: repair costs, after-repair value, rental potential, and location.
5. Do I get a higher price if I allow showings?
Sometimes. If multiple investors are competing, a brief walkthrough can encourage stronger offers. But in general, cash offers are slightly lower than traditional offers because buyers factor in repairs and speed of closing.
6. How long does it take to sell for cash compared to a traditional sale?
A traditional sale can take 30–90 days or more. Cash as-is sales in Memphis often close within 7–14 days, making them much faster and more convenient.
7. What are the risks of skipping showings in a cash deal?
The main risk is limiting buyer transparency. A walkthrough can reassure the buyer and reduce the chances of surprises that might delay closing. Still, most cash deals are straightforward and secure.
8. Should I choose a traditional sale or cash sale?
It depends on your goals. If you want the highest possible price and your home is in excellent condition, a traditional sale may be best. If you value speed, certainty, and convenience—especially if your home needs repairs—a cash as-is sale is often the better choice.
Final Thoughts
So, do showings really matter in Memphis cash sales?
- For traditional sales, yes—showings are essential.
- For cash as-is sales, not really. A single walkthrough or even just photos are often enough.
If your priority is speed, simplicity, and certainty, cash sales save you from the stress of repeated showings. If you’re aiming for the absolute highest price and your home is in great shape, traditional showings may still be worth it.
Either way, knowing the pros and cons helps you choose the path that fits your goals.