TL;DR
Selling your San Diego home fast or getting top dollar? Here's what you need to know:
- Cash sales close in 7-14 days vs 60-90 days for traditional listings
- Cash buyers typically offer 85-92% of market value for good-condition homes (5-15% below retail)
- You save 5-6% in agent commissions with cash sales but accept lower sale price
- Best for cash: Urgent timelines, as-is properties, inherited homes, pre-foreclosure, relocation pressure
- Best for traditional: No time pressure, pristine condition, maximizing price is primary goal
- Net proceeds often similar when you factor in commissions, repairs, carrying costs, and time value
Bottom line: Cash sales trade 5-15% price reduction for speed, certainty, and convenience. The right choice depends on your timeline, property condition, and financial situation.
Introduction
You've received a cash offer on your San Diego home. Or maybe you're considering whether to reach out to a cash buyer versus listing with a real estate agent. The decision feels significant—because it is.
Should you take the cash offer and close in two weeks? Or list traditionally, wait months, and potentially net more money?
This isn't a simple "one size fits all" answer. The right choice depends on your timeline, your property's condition, your financial situation, and what matters most to you: speed or maximum price.
This guide breaks down the real numbers, timelines, and trade-offs between cash home sales and traditional listings specifically for San Diego homeowners. We'll cover actual closing timelines, cost comparisons, and help you identify which path fits your situation.
No sales pitch. Just data and decision frameworks.
Timeline Comparison: Cash vs Traditional Home Sale
Cash Sale Timeline (7-14 Days)
According to Rocket Mortgage, cash home sales typically close in 7-14 days from offer acceptance. Here's the typical breakdown:
- Days 1-2: Property visit and offer presentation
- Days 2-3: Offer review and negotiation
- Day 3: Open escrow with title company
- Days 4-7: Title search and preliminary report
- Days 7-10: Review and sign closing documents
- Days 10-14: Final walkthrough and closing
Some urgent situations (pre-foreclosure, estate sales with time pressure) can close in as few as 5 days if all parties prioritize speed.
The key factors that keep cash sales on this tight timeline:
- No loan approval process (no appraisal contingency, no underwriting delays)
- Minimal or no inspection period (cash buyers purchase as-is)
- Streamlined documentation (no lender requirements)
- Motivated cash buyers who move quickly
Traditional Sale Timeline (60-90 Days)
Traditional home sales with financed buyers follow a much longer path:
- Days 1-7: Agent selection, listing preparation, photography, staging
- Days 7-30: Active listing period and showings
- Days 30-35: Offer review and negotiation
- Day 35: Open escrow
- Days 35-50: Buyer's home inspection and negotiations over repairs
- Days 50-60: Buyer's appraisal and underwriting
- Days 60-65: Final loan approval
- Days 65-75: Repair completion (if negotiated)
- Days 75-80: Final walkthrough
- Days 80-90: Closing and funding
According to National Association of Realtors data, the median time from listing to closing for traditional sales ranges from 60-90 days depending on market conditions and property characteristics.
What Causes Delays in Each Process?
Cash sale delays:
- Title issues (liens, easements, boundary disputes)
- Seller needs more time to vacate
- Estate or probate complications
Traditional sale delays:
- Low appraisal (requires renegotiation or buyer additional funds)
- Inspection reveals significant issues
- Buyer's financing falls through
- Repairs take longer than expected
- Market conditions slow buyer traffic
- Multiple offer situations create bidding wars but extend timeline
The fundamental difference: Cash sales have fewer moving parts and fewer parties who can cause delays.
Cost Comparison: What You'll Actually Net
The sale price is just one number. What you actually pocket after all costs matters more.
Cash Sale Costs Breakdown
- Sale Price: 85-92% of market value (for good condition homes)
- Title and Escrow Fees: 1-2% of sale price
- Property Taxes (prorated): Varies
- HOA Fees (if applicable): Varies
- Repairs: $0 (sold as-is)
- Agent Commissions: $0
- Staging/Photography: $0
- Carrying Costs During Sale: Minimal (2-3 weeks)
Typical Net: 83-90% of market value
Traditional Sale Costs Breakdown
- Sale Price: 95-100% of market value (assuming good condition)
- Seller Agent Commission: 3% of sale price
- Buyer Agent Commission: 3% of sale price
- Title and Escrow Fees: 1-2% of sale price
- Property Taxes (prorated): Varies
- HOA Fees (if applicable): Varies
- Pre-Sale Repairs and Updates: $5,000-$25,000+ (average)
- Staging: $2,000-$5,000
- Photography/Marketing: $500-$1,500
- Carrying Costs During Sale: 3-4 months of mortgage, utilities, insurance, maintenance
Typical Net: 82-88% of market value (after all costs)
San Diego Example: $800,000 Home
Let's run the numbers on a typical San Diego home valued at $800,000:
| Item | Cash Sale | Traditional Sale |
|---|---|---|
| Sale Price | $720,000 (90% of value) | $800,000 (100% of value) |
| Agent Commissions | $0 | -$48,000 (6%) |
| Title/Escrow | -$14,400 (2%) | -$16,000 (2%) |
| Repairs | $0 | -$15,000 |
| Staging/Photos | $0 | -$3,500 |
| Carrying Costs (3 months) | -$2,000 | -$12,000 |
| Net Proceeds | $703,600 | $705,500 |
| Net as % of Value | 87.9% | 88.2% |
| Timeline | 14 days | 90 days |
In this scenario, the net proceeds are remarkably similar—less than $2,000 difference on an $800,000 home. But one path takes 14 days and the other takes 90 days.
The math changes based on:
- Your home's condition (more repairs = traditional sale more expensive)
- Your carrying costs (high mortgage payment = cash sale saves more)
- Your negotiation skills (better cash offer = higher net)
- Market conditions (hot market = traditional may net more; slow market = cash looks better)
Trade-offs: Speed vs Price
When Cash Sales Make Sense
Cash sales are optimal when you prioritize:
Speed and Certainty
- Facing foreclosure with auction date approaching
- Relocating for job within 30 days
- Settling estate with multiple heirs who want closure
- Divorce decree requires quick property liquidation
- Financial emergency requiring immediate funds
Property Condition
- Major repairs needed (roof, foundation, plumbing, electrical)
- Fire or flood damage
- Hoarding or extreme neglect
- Code violations or permit issues
- Asbestos, mold, or environmental concerns
Convenience
- Don't want to deal with showings, repairs, or negotiations
- Property is tenant-occupied (cash buyers handle this)
- Vacant property draining resources
- Out-of-state owner unable to manage sale process
Financial Calculations
- High carrying costs (mortgage, taxes, HOA, utilities)
- Repairs would cost more than price difference
- Agent commission savings offset price reduction
When Traditional Sales Make Sense
Traditional listings work best when:
No Time Pressure
- You can wait 60-90+ days for the right buyer
- No financial urgency or deadline pressure
- Comfortable with uncertain timeline
Property in Good Condition
- Move-in ready or minor cosmetic updates only
- No major systems needing replacement
- Attractive to retail buyers and will appraise well
Maximizing Price is Priority
- Every dollar counts more than time
- You can absorb carrying costs during sale period
- Willing to invest in repairs and staging for higher price
Market Conditions Favorable
- Low inventory in your neighborhood (multiple offers likely)
- Spring/summer selling season
- Strong buyer demand in your price range
The Certainty Factor
Beyond timelines and prices, consider certainty:
Cash sales provide:
- No financing contingencies (buyer can't back out due to loan denial)
- No appraisal risk (low appraisal won't kill the deal)
- As-is acceptance (inspection won't trigger renegotiations)
- Faster closing (less time for things to go wrong)
Traditional sales risk:
- 10-15% of financed transactions fall through after being under contract
- Appraisals come in low, requiring renegotiation or additional buyer cash
- Inspection issues lead to repair negotiations or deal cancellation
- Buyer job loss or credit changes can kill financing at last minute
If you're in a situation where deal certainty matters (avoiding foreclosure, coordinating with purchase of another home, estate distribution), the certainty premium of cash sales has real value even if the price is slightly lower.
San Diego Market Context
San Diego's real estate market has unique factors that affect the cash vs traditional decision:
High Median Home Values: According to Zillow, San Diego's median home value exceeds $850,000. This means even a 10% cash discount on a median home ($85,000) can be partially offset by the 6% commission savings ($51,000), plus repair avoidance and carrying costs.
Tight Inventory: San Diego consistently shows constrained housing inventory. While this generally favors sellers in traditional sales, it also means cash buyers competing for inventory may offer more competitive prices to motivated sellers.
Coastal Premium: Neighborhoods like Pacific Beach, La Jolla, and Ocean Beach command premium prices. Homes in these areas in good condition typically perform well in traditional sales. However, coastal properties needing extensive updates often suit cash sales better due to repair costs and permitting complexity.
Year-Round Market: Unlike markets with harsh winters, San Diego's climate supports year-round real estate activity. You don't need to time the "selling season" as carefully, giving cash sales viability any time of year.
Title and Escrow Costs: San Diego County escrow and title costs typically run 1-2% of sale price. Both cash and traditional sales incur these costs, so they don't differentiate the decision.
Citation Magnet: Key Comparison Data
| Factor | Cash Sale | Traditional Sale | Source |
|---|---|---|---|
| Average Timeline | 7-14 days | 60-90 days | Rocket Mortgage |
| Typical Offer Price | 85-92% of market value (good condition) | 95-100% of market value | Bankrate |
| Seller Commission | 0% | 6% (3% each agent) | NAR |
| Repair Requirements | As-is (no repairs) | Often requires repairs/updates | Industry standard |
| Financing Fall-Through Risk | 0% (cash guaranteed) | 10-15% of contracts | NAR |
| Appraisal Risk | None | Yes (can kill deal or reduce price) | Industry standard |
| Title/Escrow Costs | 1-2% | 1-2% | SD County standard |
| Carrying Costs | 2-3 weeks | 3-4+ months | Timeline-based |
| Best For | Speed, as-is, urgency | Max price, good condition, no rush | Analysis |
Frequently Asked Questions
How long does a cash home sale take in San Diego?
A cash home sale in San Diego typically closes in 7-14 days from offer acceptance. Some urgent situations can close in as few as 5 days. This timeline assumes clear title and standard escrow processes in San Diego County.
The main phases are: property evaluation (1-2 days), offer and negotiation (1-2 days), title search (3-5 days), escrow processing (3-5 days), and closing (1 day). Since there's no loan approval process, the timeline stays predictable.
How much less do cash buyers offer compared to market value?
Cash buyers typically offer 85-92% of market value for homes in good condition, and 60-88% for homes needing significant repairs. According to Bankrate, the discount reflects speed, certainty, and elimination of contingencies—not just price reduction.
The actual offer depends on:
- Property condition (better condition = higher offers)
- Location and market demand
- Timeline urgency (faster closing = potential discount)
- Comparable sales data
- Needed repairs and updates
What are the main advantages of a cash sale?
Cash sales offer several key advantages:
- Speed: Close in 7-14 days vs 60-90 days traditionally
- Certainty: No financing fall-through risk
- As-is acceptance: No repairs, updates, or staging required
- No agent commissions: Save 5-6% of sale price
- Reduced carrying costs: Shorter timeline = less mortgage, taxes, utilities
- Convenience: No showings, no open houses, minimal disruption
- Flexibility: Choose your closing and move-out dates
When should I choose a traditional sale instead of cash?
Choose a traditional sale if:
- You have no time pressure and can wait 60-90+ days
- Your home is in excellent, move-in ready condition
- You can handle and afford repairs, staging, and updates
- Maximizing sale price is your primary goal
- Market conditions are strong with high buyer demand
- You're comfortable with uncertain timelines and potential fall-throughs
Traditional sales make sense when time is abundant and you can invest in positioning the home for maximum retail value.
Can I negotiate the price with a cash buyer?
Yes, absolutely. Cash offers are negotiable just like traditional offers. Many cash buyers will adjust their offer based on property condition, urgency, market comparables, and timeline needs.
Best practices:
- Get multiple cash offers to compare
- Understand what's included (as-is means what exactly?)
- Ask about timeline flexibility
- Review all terms, not just price (closing costs, contingencies)
- Counter if the initial offer doesn't meet your needs
Reputable cash buyers expect negotiation and will work with you to find mutually acceptable terms.
Do I still need a title company for a cash sale?
Yes, cash sales in California still require title insurance and escrow services. The title company ensures:
- Clear title transfer with no liens or encumbrances
- Proper recording of deed and ownership change
- Protection for both buyer and seller
- Compliance with California real estate law
- Proper fund disbursement
San Diego County has specific escrow requirements that all legitimate cash buyers will follow. Never skip title and escrow—it protects your interests and ensures legal transfer.
What closing costs do sellers pay in cash vs traditional sales?
Cash sale seller costs:
- Title insurance and escrow fees: 1-2% of sale price
- Property taxes (prorated to closing date)
- HOA fees if applicable (prorated)
- Any outstanding liens or judgments
- Recording fees (minimal, usually under $100)
Traditional sale seller costs:
- All of the above, PLUS:
- Seller agent commission: 3% of sale price
- Buyer agent commission: 3% of sale price
- Repairs negotiated from inspection
- Staging and professional photography
In San Diego, cash sellers typically pay $10,000-$15,000 in closing costs on an $800,000 home, while traditional sellers pay $50,000-$65,000+ when commissions and repairs are included.
Are cash home buyers legitimate?
Legitimate cash buyers operate transparently and professionally. Look for these signs of legitimacy:
Green flags:
- Written offers with clear terms
- Use of licensed title and escrow companies
- 3-day cancellation period offered (FTC consumer protection)
- No upfront fees or junk charges
- Verifiable company address and contact information
- Positive reviews and references
- Clear explanation of their process
- Professional communication
Red flags:
- Pressure tactics or urgency to sign immediately
- Request for upfront fees
- Unwillingness to use title company
- Vague contract terms
- No cancellation rights
- Claims that seem too good to be true
Always verify licensing, check reviews, and use a reputable title company regardless of the buyer. If something feels off, trust your instincts and get a second opinion.
Making Your Decision
The cash vs traditional decision isn't about which option is "better"—it's about which option is better for your specific situation.
Ask yourself these questions:
Timeline:
- Do I need to close within 30 days?
- Am I facing a specific deadline (foreclosure, relocation, estate settlement)?
- Can I afford to wait 60-90 days for potentially more money?
Property Condition:
- Is my home move-in ready or does it need work?
- Can I afford repairs and updates before listing?
- Would repairs cost more than the price difference between cash and traditional?
Financial Situation:
- What are my monthly carrying costs (mortgage, taxes, HOA, utilities)?
- Do I need funds immediately or can I wait?
- Would 2-3 months of additional carrying costs eat into my net proceeds?
Personal Priorities:
- Is maximizing price my top priority?
- Do I value certainty and speed over squeezing out every dollar?
- How much time and energy do I want to invest in the selling process?
There's no wrong answer—only the answer that fits your circumstances.
Ready to Explore Your Options?
Use our timeline estimator tool to see how fast we can close on your San Diego home, or call (619) 777-1314 to discuss your situation with no obligation.
We buy homes in Pacific Beach, La Jolla, North Park, Mission Valley, and throughout San Diego County. As-is. Fair offers. Fast closings.
All offers include 3-day cancellation period and use of licensed San Diego title companies.