Cash buyers say "list and you’ll wait forever." Agents say "cash offers rob you." Both pitches are selling something. We’re the only option on this page that offers both — as-is cash offers from vetted local buyers and a full-service flat 1% listing — so this comparison can afford to be honest.
Most companies show you this chart with their option winning every row. Ours can’t — because we offer two of the columns, and sometimes the right answer is the listing.
| As-Is Cash Offer | List for a Flat 1% | Traditional Agent (5–6%) | |
|---|---|---|---|
| Best for | Speed, certainty, difficult properties & situations | Top market price when you have some time | Same as a 1% listing — you just pay more for it |
| Typical sale price | Investor pricing — below top retail, reflecting repairs & speed | Full market value potential | Full market value potential |
| Commissions & fees you pay | $0 — no commissions or closing costs | Flat 1% listing fee* | 5–6% total commission is typical* |
| Time to a written offer | 24 hours | Market-dependent (days to weeks after listing) | Market-dependent (days to weeks after listing) |
| Time to close | As little as 7 days — typically 7–14 | Typically 30–45 days after accepting a financed offer | Typically 30–45 days after accepting a financed offer |
| Repairs & prep | None — strictly as-is | Optional; guided by your agent to maximize return | Usually expected by buyers |
| Showings & open houses | None | Yes | Yes |
| Financing & appraisal risk | None — cash | Yes, with most buyers | Yes, with most buyers |
| Cleanout | Leave anything behind | Home should be cleared & presentable | Home should be cleared & presentable |
| Tenant-occupied OK | Yes — leases transfer | Harder; usually best vacant | Harder; usually best vacant |
| You choose the closing date | Yes | Negotiated with the buyer | Negotiated with the buyer |
| Obligation to start | None — offers are free | Listing agreement | Listing agreement |
* The 1% fee applies to the listing side; buyer-agent compensation, if any, is separate and negotiable. Traditional commission figures are typical market ranges — all commissions are negotiable and not set by law. Timelines are typical, not guaranteed. Every property and market moment differs.
Three quick gut-checks — and remember, requesting both numbers costs nothing.
The property needs work you don’t want to fund, the timeline is tight (foreclosure, probate, divorce, relocation), there are tenants in place — or you simply value done-in-two-weeks over the last dollar.
The home shows reasonably well, you can accommodate showings for a few weeks, and netting top market price matters more than speed. You keep roughly 4–5% more than a traditional listing on the same sale price.
This is the whole point of working with us: one conversation produces a written cash offer and a realistic listing net sheet. Two real numbers beat any chart — including this one.
A serious cash offer prices the property’s actual condition, the repairs the buyer is taking on, and the speed and certainty you receive. It will be below top retail — that’s the honest trade. Our guide on how cash buyers price homes shows the math, and because we also offer the 1% listing, you can compare both numbers before deciding. No one here needs to talk you out of listing.
Yes — that’s the standard way to use this site. Submit the property once and ask for both: written as-is cash offers from the buyer network, and a listing net sheet at the flat 1% fee from a licensed Realtor®. Compare your net proceeds and timeline side by side.
Nothing. Cash offers are free with no obligation to accept, and a listing consultation is free as well. You owe nothing unless you sell.
Tell us the address and a little about the property. You'll get competitive, no-obligation cash offers within 24 hours. Prefer to aim for top dollar? Ask about listing for a flat 1%.
Prefer email? Write to us at sandiegocashforhouses@gmail.com