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Cash offer vs. listing with an agent: which nets you more?

The headline price isn't what you keep. This calculator subtracts the costs of each path — commission, escrow and title, county transfer tax, repairs, months of holding at San Diego prices, buyer concessions — so you can compare the two nets side by side.

Results

Enter your numbers and press Calculate. Nothing here is an offer or an appraisal.

How it's calculated

The math, in plain language

Formula

Listing net = expected sale price − commission − seller closing costs − buyer concessions − repairs/prep − (months to sell × monthly holding cost) − mortgage payoff.
Cash net = cash offer − (months to cash closing × monthly holding cost) − mortgage payoff. We assume the buyer covers standard seller closing costs, which is how we buy; change the offer amount if yours doesn't.
The break-even line shows the cash offer that would produce exactly the same net as listing — a quick way to judge any offer you receive.

Assumptions and limits

Defaults are editable examples, not market data. Commission, closing-cost, and concession percentages vary by agent, price, and negotiation.
In San Diego County the seller customarily pays the owner's title policy, half the escrow fee, and the county documentary transfer tax of $1.10 per $1,000 of price. The cities south of I-8 do not add a city transfer tax.
Holding cost should include everything you pay monthly to keep the house: mortgage, taxes, insurance, HOA, utilities, and upkeep.
This tool is for general planning only. It is not an offer, an appraisal, or legal, tax, or financial advice. Results depend entirely on the numbers you enter.

FAQ

Questions about this tool

Why does the calculator subtract holding costs from the listing path?

Because you keep paying for the house while it's prepped, listed, in escrow, and waiting on the buyer's lender. Those months are a real cost of the higher price.

What if I'd pay no commission?

Set commission to zero. If you're selling by owner, consider whether you'll still pay a buyer's agent, and add your own marketing and time.

Does a cash offer really skip closing costs?

It depends on the buyer. We cover standard seller closing costs on our purchases; if a buyer you're comparing doesn't, subtract those from the offer before entering it.

Is the cash offer default a real offer?

No — it's a placeholder. Enter an offer you've received, or request one from us to compare.

Want to discuss an actual offer?

The calculator uses your guesses. We use real comparable sales and a walkthrough. Enter the address — it's free and there's no obligation.

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