San Diego Homes Taking 45+ Days to Sell: When a Cash Offer Makes More Sense Than Waiting

Q: Should I accept a cash offer or wait for a higher price?

Calculate your monthly carrying costs and multiply by the additional time a traditional sale will take. If a cash offer is within $20,000-$30,000 of a traditional offer but saves you 60-90 days, the net proceeds may be similar once you account for carrying costs, agent commissions, and opportunity costs.

If you're selling a home in San Diego right now, you've likely noticed something: houses are sitting on the market longer than they have in years. According to Zillow's latest market report, the median days-on-market in San Diego County hit 45 days in November 2025-the highest level since December 2019.

For sellers with time constraints, homes needing repairs, or properties in coastal neighborhoods, this extended timeline creates a dilemma: wait for the "perfect" buyer and full-price offer, or accept a cash offer that can close in 7-14 days? The answer isn't always obvious, but understanding the real cost of waiting can help you make the right decision for your situation.

San Diego's Housing Market Slowdown: The Numbers

The San Diego real estate market has shifted noticeably in late 2025. Here's what the data shows:

Countywide trends:

Median days-on-market: 45 days (up from 28 days in early 2025)
Active inventory: 5,200 listings (elevated compared to recent years)
Interest rates: Near 7.5%, reducing buyer demand and purchasing power

Coastal neighborhoods seeing the longest selling times:

Pacific Beach: 52 days on average
Ocean Beach: 49 days on average
Point Loma: 47 days on average

Price ranges most affected:

The slowdown hits hardest in the mid-tier range ($800K-$1.2M)-exactly where many San Diego single-family homes fall. Homes priced competitively move faster, but properties needing significant repairs or updates are sitting on the market 60+ days or longer.

These aren't just numbers-they represent real carrying costs, ongoing stress, and delayed life plans for sellers.

Cash Sale Timeline vs Traditional Sale: The Real Comparison

When you're deciding between a cash offer and waiting for a traditional buyer, understanding the full timeline is critical.

Cash sale timeline (7-14 days total):

Day 1-2: Request cash offer, property assessment (often remote)
Day 2-3: Receive written offer with terms
Day 3-10: Accept offer, complete any required inspections
Day 7-14: Close escrow, receive funds

Traditional sale timeline (75-120+ days total):

Week 1-2: List property, stage home, professional photos
Week 2-8: Showings and open houses (45+ days to find buyer)
Week 8-9: Negotiate offer, buyer inspection period
Week 9-13: Buyer secures financing (30-45 days escrow)
Week 13+: Close escrow (if financing approves)

The critical difference: In a cash sale, you know your timeline and closing date upfront. With a traditional sale in today's market, you're looking at 45+ days just to find a buyer, then another 30-45 days for financing and escrow-and that assumes everything goes smoothly.

The Hidden Cost of Waiting: What 45+ Days Really Costs You

The price difference between a cash offer and traditional sale is visible and easy to calculate. What's less obvious is the cost of an extended selling timeline.

Monthly carrying costs while your home sits on market:

Mortgage payment: $3,000-$5,000+ (for typical San Diego homes)
Property taxes: $750-$1,500/month
Utilities: $200-$400/month
Insurance: $150-$300/month
Maintenance and landscaping: $100-$300/month

Total monthly carrying cost: $4,200-$7,500 for many San Diego homeowners.

If your home sits on the market for 45 days (the current median) and then takes another 45 days to close, that's 90 days or ~3 months of carrying costs-potentially $12,600 to $22,500 out of pocket while waiting for a higher offer.

Which Sellers Benefit Most from Cash Offers Right Now

Cash offers aren't the right solution for every seller, but certain situations make them particularly attractive in San Diego's current market:

1. Relocating for work with firm deadlines

If you've accepted a job in another state starting January 15th, you can't afford the uncertainty of a 45-90 day selling timeline. A cash sale that closes in 10 days provides the certainty you need.

2. Inherited properties with carrying costs

Inheriting a home often means inheriting mortgage payments, property taxes, and maintenance costs you didn't budget for. Cash sales allow heirs to settle estates quickly and divide proceeds without months of property management.

3. Homes needing $20,000+ in repairs

If your home needs a new roof, HVAC system, foundation work, or major updates, traditional buyers will either walk away or demand repair credits. With homes needing work sitting 60+ days on market, cash buyers who purchase as-is become the faster path forward.

4. Pre-foreclosure situations

If you're behind on payments and foreclosure is looming, you typically have 90-120 days to resolve the situation. A cash sale that closes in 7-14 days can help you avoid foreclosure, preserve remaining equity, and protect your credit score.

What to Expect from a Cash Home Sale in San Diego

If you're considering a cash offer, here's what a professional, transparent process looks like:

Pricing transparency:

Professional cash buyers typically offer 80-92% of market value depending on property condition, timeline urgency, market conditions, and location. The key is transparent pricing with clear explanations of how the offer was calculated.

Consumer protections to demand:

Written offers with all terms clearly stated
3-day cancellation period (required in California for many cash purchase agreements)
No junk fees or hidden costs
Clear disclosure: Is the buyer purchasing directly or assigning the contract? (New California DRE guidelines require this disclosure)
Proof of funds demonstrating ability to close

Frequently Asked Questions

How long does a cash sale take vs traditional sale in San Diego?

Cash sales typically close in 7-14 days from offer acceptance to receiving funds. Traditional sales in San Diego's current market take 45+ days just to find a buyer, then another 30-45 days for financing and escrow-a total of 75-120 days or longer.

What neighborhoods are seeing the longest selling times?

According to Zillow's November 2025 data, coastal neighborhoods are experiencing the longest timelines: Pacific Beach (52 days), Ocean Beach (49 days), and Point Loma (47 days). The countywide median is 45 days, the highest since December 2019.

Should I accept a cash offer or wait for a higher price?

Calculate your monthly carrying costs (mortgage, taxes, utilities, insurance, maintenance) and multiply by the additional time a traditional sale will take. If a cash offer is within $20,000-$30,000 of a traditional offer but saves you 60-90 days, the net proceeds may be similar once you account for carrying costs, agent commissions, and opportunity costs.

How do I calculate if the carrying costs outweigh waiting?

Add up your monthly mortgage payment, property taxes (annual ÷ 12), utilities, insurance, and maintenance costs. Multiply by the number of additional months a traditional sale will take compared to a cash sale. For a typical San Diego home, carrying costs run $4,000-$7,500/month.

What percentage of asking price do cash buyers typically offer?

Professional cash buyers typically offer 80-92% of current market value depending on property condition, location, and timeline. Homes in excellent condition in desirable neighborhoods may receive offers at 88-92%, while properties needing significant repairs may see 75-85%.

Can I still get a good price with a cash offer in a slow market?

Yes. While cash offers are typically 8-20% below full market value, in a slow market you avoid the risk of price reductions, extended carrying costs, and deals falling through. When homes are sitting 45-60+ days on market, the certainty and speed of a cash offer can deliver similar net proceeds to a traditional sale.

Do I need to make repairs before selling to a cash buyer?

No. Cash buyers purchase homes in as-is condition, meaning you don't need to fix the roof, update the kitchen, paint, or make any repairs. This is especially valuable for homes that would otherwise sit 60+ days on market waiting for buyers willing to accept needed repairs.

What's the difference between assignment and direct purchase?

Some cash buyers use assignment or wholesaling-they put your home under contract, then assign that contract to another buyer for a fee. Others purchase directly and own the property themselves. California DRE guidelines now require cash buyers to disclose their method before you sign any agreement.

Making the Right Decision for Your Situation

San Diego's extended selling timelines create real challenges for homeowners who need certainty, have time constraints, or own properties that won't appeal to traditional buyers. While cash offers typically come in at 80-92% of market value, the 7-14 day closing timeline, elimination of repair requirements, and elimination of agent commissions can make them financially competitive with traditional sales-especially when you factor in the carrying costs of a 45-90 day traditional timeline.

The key is running the numbers for your specific situation:

Calculate your monthly carrying costs
Estimate realistic traditional sale timeline (45+ days in current market, longer for repairs)
Compare net proceeds accounting for commissions, carrying costs, and opportunity costs
Consider intangible factors: urgency, stress, certainty

For many San Diego sellers right now-particularly those relocating, selling inherited properties, dealing with needed repairs, or located in coastal neighborhoods with 50+ day selling times-cash offers provide the speed and certainty that make the price trade-off worthwhile.

Get a Timeline Estimate for Your Property

Wondering how long it would take to sell your San Diego home-and whether a cash offer makes sense for your situation? Get a free, no-obligation timeline analysis and cash offer estimate.

What you'll receive:

✓ Estimated traditional sale timeline based on your neighborhood and condition
✓ Cash offer timeline (typically 7-14 days)
✓ Transparent pricing explanation
✓ Carrying cost calculation
✓ 3-day cancellation period on any offer

No repairs needed. No agent commissions. No obligation.

Get Your Free Timeline Estimate →

About San Diego Fast Cash Home Buyer: We're a locally-operated cash home buyer serving Pacific Beach, La Jolla, Ocean Beach, Point Loma, Mission Valley, North Park, and surrounding San Diego neighborhoods. We provide transparent, written cash offers with 3-day cancellation rights and close in 7-14 days. Licensed in California and compliant with all DRE disclosure requirements.

Disclaimer: Timeline estimates based on Zillow Research market data for San Diego County, November 2025. Individual selling timelines vary based on property condition, pricing, and market conditions. Cash offer estimates assume as-is purchase and may range from 75-92% of market value depending on property factors. All offers are written and include a 3-day cancellation period as required by California law.