How fast can you buy my house?

We can close in as little as 7 days, or on your preferred timeline. After you contact us, we'll provide a cash offer within 24 hours. Once you accept, we handle all the paperwork and can close quickly at a local title company.

Do I need to make repairs before selling?

No repairs needed. We buy houses in any condition - whether it needs minor updates or major renovations. We purchase properties as-is, so you don't need to spend money fixing anything before the sale.

Are there any fees or commissions?

There are no fees, commissions, or closing costs when you sell to us. The cash offer we make is the amount you receive. We cover all typical closing costs and there are no hidden charges.

How do you determine your offer price?

We evaluate your property based on its location, condition, comparable sales in the area, and current market conditions. We then make a fair cash offer that works for both parties while accounting for any repairs we'll need to make after purchase.

What types of properties do you buy?

We buy all types of residential properties including single-family homes, condos, townhomes, duplexes, and multi-family properties. We purchase homes in any condition - inherited properties, homes facing foreclosure, properties needing repairs, and more.

Is there any obligation if I request an offer?

Absolutely not. Our cash offers are completely free and come with no obligation. You can take your time to consider our offer and there's never any pressure to accept. If you decide not to sell, that's perfectly fine.

The Real Cost of Selling Your Home With a Realtor vs. a Cash Buyer in Southern California

By Dylan Eterovich | March 14, 2026

TLDR: Selling through a realtor in Southern California typically costs 7-10% of the sale price when you add up agent commissions (now negotiable post-NAR settlement, but still commonly 5-6%), closing costs, repairs, staging, and carrying costs during the listing period. A cash sale has no commissions or repair costs, but the offer price is typically 10-15% below retail market value. Depending on your situation, the net proceeds can be surprisingly close, and you get certainty and speed with cash.

Most people assume that listing with a realtor always gets you more money. And in many cases, that's true in terms of the gross sale price. But gross sale price isn't what matters. What matters is what you actually walk away with after all the costs are subtracted.

Let's break this down with real numbers based on the Southern California market.

The True Cost of Selling With a Realtor

We'll use a $700,000 home in Chula Vista as our example, which is close to the current median.

Agent Commissions

Following the 2024 NAR settlement, commissions are now technically negotiable and no longer automatically offered to buyer's agents through the MLS. In practice, most Southern California transactions still involve total commissions of 5-6%, though some listing agents are now charging 1-2% for their side while buyers negotiate separately with their agents.

For our example: 5.5% of $700,000 = $38,500

Seller Closing Costs

In Southern California, sellers typically pay:

Title insurance (owner's policy): ~$2,000-$3,000
Escrow fees: ~$1,500-$2,500
Transfer taxes: San Diego County charges $1.10 per $1,000 of value = $770
HOA transfer fees (if applicable): $200-$500
Recording fees, notary, and miscellaneous: $300-$600

Total closing costs: approximately $5,000-$7,000

Pre-Sale Repairs and Preparation

Most listing agents will recommend repairs and updates to maximize the sale price. Common pre-sale expenses in Southern California:

Pre-listing inspection: $400-$600
Termite inspection and Section 1 repairs: $1,500-$5,000 (termites are extremely common in Southern California)
Interior painting: $3,000-$6,000
Carpet replacement or flooring: $2,000-$8,000
Landscaping cleanup: $500-$2,000
Minor repairs (fixtures, outlets, leaky faucets): $500-$2,000

Conservative estimate: $8,000-$15,000

Staging

Professional staging in San Diego County runs $2,000-$5,000 for a 3-month staging period. Not every seller stages, but agents report that staged homes in Southern California sell 5-10% faster and sometimes for 1-3% more.

Estimate: $2,500

Carrying Costs During the Listing Period

The average time from listing to close in San Diego County is 60-90 days. During that time, you're still paying:

Mortgage payment: ~$3,800/month (based on $500K loan at 6.5%)
Property tax: ~$700/month
Insurance: ~$150/month
Utilities and maintenance: ~$200/month

Two months of carrying costs: approximately $9,700

Buyer Concessions

In the current market, buyers are frequently asking sellers to contribute toward closing costs, rate buydowns, or home warranties. Typical concessions run 1-3% of the sale price.

Estimate: $7,000-$14,000

Total Cost of Selling With a Realtor

Adding it all up for our $700,000 home:

Commissions: $38,500
Closing costs: $6,000
Repairs: $10,000
Staging: $2,500
Carrying costs (2 months): $9,700
Buyer concessions: $10,000

Total costs: approximately $76,700 (11% of sale price)

Net proceeds: approximately $623,300 (minus remaining mortgage balance)

The Cost of Selling to a Cash Buyer

Now let's look at the same home sold to a cash buyer.

A typical cash offer for a $700,000 home might be in the range of $595,000-$630,000 (85-90% of market value), depending on the home's condition and how much work it needs.

Costs to the seller:

Agent commissions: $0
Closing costs: $0 (most cash buyers cover these)
Repairs: $0
Staging: $0
Carrying costs: Minimal (close in 7-14 days vs. 60-90 days)
Buyer concessions: $0

Using a mid-range cash offer of $610,000:

Net proceeds: approximately $610,000 (minus remaining mortgage balance)

Side-by-Side Comparison

Category	Realtor Sale	Cash Sale
Sale Price	$700,000	$610,000
Total Costs	-$76,700	$0
Net Proceeds	$623,300	$610,000
Time to Close	60-90 days	7-14 days
Certainty of Closing	~87%	~98%

The difference? About $13,300, or roughly 2% of the home's value. And that's before accounting for the risk that a buyer's financing falls through (roughly 13% of traditional sales fall out of escrow in Southern California, according to industry data) or that additional buyer requests come up during the inspection period.

When Does a Cash Sale Make More Sense?

A cash sale is typically the better choice when:

The home needs significant repairs (the cost gap narrows or disappears entirely)
You need to sell quickly due to pre-foreclosure, divorce, or relocation
The property has code violations that would scare off financed buyers
You've inherited the property and don't want to manage a listing remotely
The home has fire damage or water damage
You value certainty and speed over maximizing every dollar

When Does Listing With a Realtor Make More Sense?

If your home is in good condition, you have 3-6 months, and you can invest in repairs and staging, listing on the market will usually yield a higher net price. This is especially true in desirable Chula Vista neighborhoods like Eastlake and Otay Ranch where buyer demand remains strong and well-presented homes compete for top dollar.

For more about what the cash buyer experience looks like, read: What to Expect When Selling Your House to a Cash Buyer in San Diego

Thinking about selling a condo? The math can be different: How Hard Is It to Sell a Condo in Chula Vista Right Now?

Dealing with code violations? Selling a House With Code Violations in Southern California

Inherited a property? Here's What to Do Next

Want to know if the timing is right? 5 Signs It's Time to Sell Your Chula Vista Home

Frequently Asked Questions

What percentage do realtors charge in Southern California?

Total commissions in Southern California typically range from 5-6% of the sale price, split between the listing agent and buyer's agent. After the 2024 NAR settlement, these rates are more negotiable than ever, but most transactions still fall in this range.

Do cash buyers really pay closing costs?

Most reputable cash home buyers, including Chula Vista Home Buyers, cover standard closing costs like title insurance, escrow fees, and transfer taxes. The offer you receive is typically the amount you walk away with. Always confirm this upfront before accepting any cash offer.

How much less do cash buyers offer compared to market value?

Cash offers typically range from 70-90% of fair market value, depending on the home's condition and location. Homes in good condition in desirable areas will get offers closer to 90%. Homes needing major work might be closer to 70-75%. The trade-off is speed, certainty, and zero out-of-pocket costs.

Can I negotiate with a cash buyer?

Yes. Cash offers are a starting point, not a final number. Reputable cash buyers are willing to explain how they arrived at their offer and may adjust based on new information about the property. Request your offer here and see for yourself.

What if my home needs a lot of work - does a realtor or cash sale make more sense?

For homes needing $30,000+ in repairs, cash sales almost always net more after costs. That's because listing a fixer-upper means either investing in repairs before listing (spending money you may not have) or accepting a much lower market price from buyers who want a discount for the work. Cash buyers already account for repairs in their offer, so the net difference shrinks dramatically. See how our process works.

Want to compare your options? SD Home Offers and Chula Vista Home Buyers provide free, no-obligation cash offers throughout San Diego County. Get yours today.