Read it here any time. The link is also in your email.
Home Decision Guide · 8X Homes
The house can feel like a job.
You may stay. You may fix a few things and stay. You may fix a few things and then sell. You may sell it as it stands.
Still thinking is normal. Selling is not assumed.
This file helps you pick a path. It is not a price. It is not a listing talk.
You keep the house. You fix the one or two things that bother you. Nobody moves.
8X is paid nothing on this path. We do not do the work. We do not take a cut from the person who does.
This path fits when you like the street. It also fits when a move would cost more than the fix.
You clean it. You paint it. You fix the small things. Then you list it.
This is not a remodel.
Work often costs about $6,000 to $28,000. These are 8X Homes planning figures by the house's condition. They are not quotes. Get two written quotes.
Selling costs are about 6% of the sale price. That is 2.5% to 8X, 2.5% to the buyer’s agent, and about 1% to close. The 8X fee is agreed in writing. It is not set by law.
Our estimate: the work takes about 10 weeks. Then the house is on the market 45 to 90 days.
We looked at 520 Las Vegas homes that were bought, fixed up and sold again. We compared each one with plain sales of like homes in the same ZIP and months. The middle one sold for 5.2% more per square foot. One in four sold for 2.1% less, or worse, even before the cost of the work. Source: 8X Homes study of MLS sold records, homes resold from January 2023 to August 2026. These were bigger jobs than light prep. Take them as a warning, not a promise. We will tell you when this path is the wrong one.
Way one. List it as it stands. Every buyer in the valley can see it. You pay about 6% in selling costs. Our estimate: it takes 45 to 90 days.
Way two. A direct sale. A buyer takes the house as it is. You pay 8X no fee. The buyer pays 8X a fee. You should weigh our words with that in mind. The price starts lower. It often closes in 10 to 21 days.
8X does not buy your house. The offer comes from that buyer.
Listing usually pays more. A direct sale is faster. You pick.
| The path | 01Stay and Improve | 02Improve and Sell | 03Sell As-Is |
|---|---|---|---|
| What you do | Fix what bothers you and stay put. | Clean, paint and make small repairs first. Then list it. | List it as it stands, or take a direct offer from a buyer we bring you. |
| What it costs | The cost of the work. Nothing to us. We do not do the work and we take no cut. | Roughly $6,000 to $28,000 of prep, plus about 6% in selling costs. | About 6% to list. On a direct sale you pay nothing — the buyer pays our fee. |
| How long | As long as you want. There is no clock on this one. | About 10 weeks of work (8X Homes estimate), then 45 to 90 days on the market. | 45 to 90 days listed. About 10 to 21 days direct (8X Homes estimates). |
| What you keep | A better house, and no move. | More — but only if the work adds more than it cost. | Listing usually pays more. Direct is faster: about 10 to 21 days, against 45 to 90 listed. |
A house sells for a price. Costs come out of that price. What is left is what you keep — and the path that sells for the most does not always leave you the most.
You do not have to sort it all at once. Start with one closet. Make four piles: keep, give to family, sell, let go. Then stop for the day.
8X does not pack or move you. On the call, Benny can talk through where to start.
These numbers are for the whole Las Vegas Realtors list. They are not a price on your house.
In August 2026 the median sale for a single-family home was $475,000. That was 1.0% less than August 2025. 2,252 existing homes sold. 7,590 single-family listings had no offer. Supply was just over four and a half months. 74.8% of sold single-family homes sold in 60 days.
Source: Las Vegas Realtors, as reported 8 September 2026 at https://nevadabusiness.com/2026/09/lvr-reports-fewer-homes-selling-and-at-slightly-lower-prices/
Keep this file. Do nothing if that is the right move.
If you want a person, book the 30-Minute Home Decision Call. Benny Plaksin holds that call. Staying is a fine answer.
If you want numbers on your address, ask for an 8X Home Roadmap. That is a written plan. It is a different product from this file.
Call (702) 899-5504. Or use the page you came from.
Want to talk it through?
8X Homes · Benny Plaksin · Nevada Real Estate Broker · License B.1003354
9890 South Maryland Parkway #200A, Las Vegas, NV 89183
benny@8xhomes.com
Benny Plaksin is a licensed Nevada real estate broker. Nothing in this file is an offer. Reading it does not make you a client or create an agency relationship. Any figure is a valley or path range, not a written offer and not an appraisal. If your property is currently listed with another broker, this is not a solicitation of that listing. Equal Housing Opportunity.