Cash Offer vs. Opendoor vs. Agent: What San Diego Sellers Actually Net

"How much will I actually walk away with?" is the only question that matters when you sell. The sticker price is not the same as what lands in your pocket. Here are the three main ways to sell a house in San Diego and what each really nets.

1. A local cash buyer

You receive a competitive cash offer, sell as-is, and close in as little as 7 days. The offer is below full retail, but there are no commissions, no closing costs, no repairs, and no surprise deductions — the number you agree on is the number you keep. Best when you want speed and certainty, or the home needs work.

2. An iBuyer like Opendoor

Opendoor gives a quick online offer, but read the fine print: a service fee around 5%, roughly 1% in closing costs, and repair deductions taken after an inspection — which is why the final number often lands below the first one they showed you. They also have stricter eligibility, so older or distressed homes may not qualify.

3. A traditional real estate agent

Listing usually gets the highest gross price, but it costs the most in fees and time: 5–6% in commissions, prep and repairs, weeks or months on market, carrying costs while you wait, and the risk of a buyer's financing falling through.

An illustrative example (on an $800,000 home)

Rough, illustrative numbers — yours will differ:

• Local cash buyer: ~$680,000 offer − $0 fees = ~$680,000, in about 7 days.
• iBuyer: ~$760,000 − 5% fee ($38k) − 1% closing ($8k) − ~$15k repair deductions = ~$699,000, in 2–6 weeks.
• Agent: $800,000 − 5.5% commission ($44k) − ~$10k prep/repairs − ~$8k carrying/closing = ~$738,000, in about 2 months.

The option most people miss: list for 1%

There is a middle path that captures most of the upside of listing without the big commission. Sell your home on the open market with full-service Realtor® representation for a flat 1% listing fee instead of the usual 2.5–3% listing side. On that same $800,000 home, a 1% fee is $8,000 instead of ~$24,000 — you get market exposure and keep far more of the proceeds.

So which is right for you?

• Need speed, certainty, or the home needs work? Take the cash offer.
• Have time and want top dollar? List it — ideally at 1%.

The honest part: we will look at your home and tell you which path nets you the most. If a cash offer is your best move, great. If you would clearly net more on the market, we will say so and list it for 1%.

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