Seller guide · 7 min read
Local cash buyer, iBuyer, or agent: which is right for your San Diego house?
Each way of selling is good at something. Agents maximize price for a house that shows well. iBuyers offer convenience for newer, standard homes. Local cash buyers handle the houses and situations the other two don't. Here's how they compare — including where we're the wrong choice.
At a glance
How the three options compare
Listing with an agent
Best price for a house in good condition in a competitive market. Costs commission, prep, and time. Sale depends on a buyer and usually their lender. Showings and open houses are part of it.
iBuyer
An online company makes an algorithm-driven offer on standard homes, charges a service fee, and then deducts repairs after its own inspection. Convenient for newer tract homes in the price bands they buy; they typically decline older, unpermitted, tenant-occupied, or unusual properties — which describes much of the South Bay.
Local cash buyer
Buys anything, as-is, with no fees and a flexible date. Price reflects condition and the buyer's costs and return. The fit is strongest for houses that need work or for situations where speed and certainty matter more than the last dollar.
Price
What each option pays, honestly
For a well-kept house, an agent-listed sale will usually gross the most — and in San Diego's market, a strong listing can draw multiple offers. Net is a different question: subtract commission, seller closing costs, prep, credits after inspection, and months of holding cost, and the gap narrows. Our cash-offer-vs-listing calculator makes that comparison with your numbers.
iBuyer offers tend to start near market and end lower after service fees and post-inspection repair deductions — and they only make offers on homes that fit their model. A local cash offer is built from after-repair value minus repairs, costs, and margin; for a house that needs work it's often competitive with what a listing would net after everything, and it doesn't change at the last minute.
Fit
Who each option is really for
- Agent: good condition, no urgent deadline, comfortable with showings and prep, want maximum price
- iBuyer: newer tract home in a price band they buy, standard layout, no tenants or unpermitted work, want convenience
- Local cash buyer: needs repairs, unpermitted additions, hoarding, tenants, probate or trust, tax or foreclosure deadline, out-of-state owner, or just done with the property
- Any of the above: get more than one number. A cash offer costs nothing and gives you a floor to compare against
Questions
Questions to ask any buyer, including us
- Are you the actual buyer, or will the contract be assigned?
- What are the fees, and who pays escrow, title, and transfer tax?
- Is there an inspection contingency, and can the price change after it?
- How much earnest money will you deposit, and when does it become non-refundable?
- Can I choose the escrow company and the closing date?
- Can you show me how you arrived at the price?
FAQ
Questions San Diego homeowners ask
Are iBuyers active in San Diego?
Availability changes; the large iBuyers have entered and exited markets over the years and generally focus on newer homes in specific price ranges. Check their current criteria — and expect them to pass on older South Bay homes with quirks.
Can I get a cash offer and still list?
Yes. There's no obligation with our offer, and comparing it to your agent's net sheet is exactly what it's for.
Why would I take less than a listing might get?
Certainty, speed, no repairs, no showings, no fees, and no risk of the deal falling through. For many sellers — especially with a house that needs work or a deadline — the net difference is smaller than expected and the trade is worth it. For others it isn't, and we'll tell you if we think listing serves you better.