When homeowners compare a cash offer to listing with an agent, they usually start with the price. That makes sense, but it can be misleading. What really matters is your net: the money you walk away with after costs, plus how long it takes and how sure it is.
Here's how we'd lay out the comparison for anyone in the Inland Empire, LA or Orange County.
The costs of a traditional listing
Every sale is different, but these are the costs that tend to show up when you list:
- Agent commission. Commissions are negotiable. Ask any agent you interview exactly what you'd pay and what's included.
- Prep and repairs. Paint, flooring, landscaping and fixing anything that would scare off buyers.
- Cleaning and staging. Making the house look its best for photos and showings.
- Inspection requests. After the buyer's inspection, it's common to be asked for repairs or a credit.
- Seller concessions. Some buyers ask the seller to cover part of their closing costs.
- Escrow and title fees. Your share of escrow, title insurance and related fees.
- Transfer taxes. California counties charge a transfer tax when property sells, and some cities add their own.
- Holding costs. Mortgage, property taxes, insurance, utilities and any HOA dues for every month the house is on the market and in escrow.
There's also a cost that doesn't show up on a closing statement: the risk that a buyer's loan falls through and you start over.
What changes with a direct cash sale
When you sell directly to us, you don't pay us a commission, and you don't make repairs, stage the house or hold showings. There's no buyer's loan to wait on. You still have some normal closing items, and every cash buyer handles them a little differently, so always ask who pays which costs and get it in writing. Our written offer spells it out.
The trade-off: a cash offer is usually below what a fully prepared house could sell for on the open market. You're trading some price for speed, certainty and skipping the work.
How to compare the two fairly
Grab a sheet of paper and make two columns.
- Listing column: Start with a realistic sale price from a local agent. Subtract the commission, the repairs and prep you'd need to do, likely buyer credits, your closing costs, and your monthly holding costs times the number of months you'd expect it to take.
- Cash column: Start with the cash offer and subtract any closing costs you'd pay under that offer.
- Compare the bottom lines. Then weigh the difference against the time, the hassle and how sure each path is.
Our free Inland Empire Seller's Guide has a printable worksheet for exactly this.
When listing is the better choice
We'll be straight with you: if your house is in great shape, you have time, and you don't mind showings, listing with a good agent may put more money in your pocket. We'd rather tell you that than talk you into the wrong sale. A direct sale tends to make the most sense when the house needs real work, the situation is complicated, or a set closing date matters more than squeezing out every dollar.
Taxes can also affect your net, so ask a CPA about your situation before you decide.
See your numbers
Get our written, no-obligation cash offer, usually about 24 hours after we get your property details, and compare it with an agent's estimate side by side. We can close in about 7 days, or on your timeline, and on qualifying homes a cash advance of up to $30,000 before closing may be available.* Start on our offer form or call (909) 833-4848. We buy throughout San Bernardino, Riverside, LA and Orange counties.
*Cash advance of up to $30,000 is available case by case, on qualifying homes and situations only, and is subject to our review of the property and title. Any advance is subtracted from your proceeds at closing. It’s money paid to you, never a fee: we never ask sellers to pay us anything up front.
This article is general information, not legal, tax or financial advice. Every situation is different, so talk to a real estate attorney, CPA or other qualified professional about yours.