Side by side
| Selling with an agent | Selling to OC CASH HOME BUYERS | |
|---|---|---|
| Price | Usually highest, if the house is in good shape and you have time | Below market value, because we pay for repairs and take the risk |
| Repairs | Usually need repairs, paint, flooring, clean-out | None |
| Commission | Typically about 4–6% of the price, negotiable | $0 |
| Closing costs | Seller usually pays about 1–2% | In most cases we pay |
| Timeline | Prep, listing, buyer search, escrow: usually 2–4 months | 2–3 weeks |
| Strangers in the house | Many, including open houses | 1–2 visits, scheduled |
| For-sale sign | Yes, plus MLS, Zillow, Redfin | No |
| Buyer backing out | Possible if the buyer's loan fails or inspection finds problems | Rare: cash, as-is |
| Unpermitted work, fire damage | Buyer's lender often will not lend | We buy |
Run the numbers: which way nets more
Enter your own figures to see what each route leaves after all costs.
Enter your numbers
The sample numbers are only an illustration. Replace them with yours.
Ask an agent, or look at renovated nearby homes sold recently.
Escrow, title, county transfer tax, other fees.
Mortgage, property tax, insurance, utilities while waiting.
Selling with an agent
- Sale price after repairs
- Repairs
- Commission
- Closing costs
- Holding costs
- You keep
Timeline:
Selling to OC CASH HOME BUYERS
- Cash offer
- Repairs, commissions
- $0
- You keep
Timeline: 2–3 weeks, or the date you choose
The calculator is for guidance only, not an appraisal or financial advice. It does not include your mortgage payoff (the same either way) or income tax. We are a buyer with an interest in purchasing the house. Compare against a written offer and an independent agent's opinion.
How we calculate our offer
No secrets. We take:
- The after-repair value, based on similar nearby homes sold in the last 3–6 months
- Minus repair costs at real Southern California contractor prices
- Minus our purchase, holding, and resale costs: escrow, taxes, insurance, loan costs, resale commissions
- Minus a profit for the investor's risk and effort
Our written offer always includes these numbers so you can check them.
When we recommend selling with an agent
- The house is in good shape and needs only light cosmetic work
- You are not in a hurry and can wait 2–4 months
- You can afford repairs up front and are comfortable with strangers visiting
In these cases an agent usually nets considerably more. We will tell you straight.
When a cash sale fits better
- The house needs major work: roof, plumbing, electrical, foundation, kitchen, bathrooms
- There is unpermitted work, fire damage, or city fines
- You need cash in weeks: mortgage trouble, estate to split, relocation
- A tenant will not leave or is not paying
- You want privacy and do not want neighbors to know