Thinking about taking a cash offer or listing your Sacramento home on the MLS? It can feel like a tradeoff between speed and price. You want a clear answer on what you’ll actually take home after fees, repairs and timing. This guide breaks down the math, the timelines and the risks so you can choose the path that fits your goals. Let’s dive in.
Sacramento market factors
Sacramento pricing and demand have shifted in recent years. Prices surged in 2020 and 2021, then flattened or cooled in parts of 2022 and 2023, with mixed results by area and property type in 2024. Inventory and competition also swing by season and neighborhood, which affects how close a cash offer may be to an open-market sale.
- When inventory is tight, the gap between a cash offer and an MLS sale price is often smaller.
- When the market is softer, cash buyers tend to ask for larger discounts.
- Nationally, cash purchases have been in the high teens to low twenties percent of sales in recent years. Local cash share in Sacramento can vary.
The bottom line: your net depends on both your home’s condition and today’s local demand.
Line-item costs that change net
Small percentage changes make a big difference. Here are the main items that move your bottom line in Sacramento.
Sale price
- MLS: Open exposure can produce a higher price, especially if multiple buyers compete.
- Cash: Investors and iBuyers typically price below probable MLS value to cover risk and repairs.
Agent commissions
- Typical total commission locally is often 5% to 6% of the sale price.
- A direct cash buyer without a buyer’s agent could reduce the total paid, but many sellers still pay a listing-side commission if represented.
Closing, escrow and title fees
- Plan for roughly 0.5% to 1.5% of the price, based on local practices and fee schedules.
Repairs and improvements
- MLS: Pre-list fixes and staging can improve price and shorten time. Sellers commonly spend 0.5% to 3% of price, depending on condition.
- Cash: Often sold as-is. Investors usually bake repair costs into a lower offer rather than asking you to complete work.
Seller concessions
- MLS financed deals may include credits in the 0% to 3% range. This varies with market conditions.
- Cash buyers may request fewer concessions, but the discount is typically included in their price.
Appraisal and financing risk
- MLS: Appraisals can force price adjustments or delay closing if the buyer’s loan hits a snag.
- Cash: Often no appraisal contingency, which lowers renegotiation risk.
Timelines and carrying costs
- Cash closings often take 7 to 21 days when title is clear.
- Financed MLS closings often take 30 to 45 days. While you wait, you carry mortgage interest, taxes, utilities and HOA dues.
Investor and iBuyer pricing targets
- Many investors aim for 5% to 15% below market value based on condition and speed.
- iBuyer service models historically reflect a similar net effect for sellers, with convenience or service fees often in the 5% to 12% range built into the offer.
Example net sheets
Below is one clear comparison using typical Sacramento ranges. Your numbers will vary based on your home, payoff and current market.
Assumptions
- Probable MLS sale price: $550,000
- Outstanding mortgage payoff: $250,000
- Typical fees and ranges from local practice
- Prorations for taxes and HOA: $2,000
Scenario A: MLS financed buyer
- Sale price: $550,000
- Commission at 5.5%: $30,250
- Closing, escrow and title at 1.0%: $5,500
- Pre-list repairs and staging at 0.6%: $3,300
- Seller concessions: $0
- Mortgage payoff: $250,000
- Prorations: $2,000
- Net to seller: $258,950
Timeline: about 30 to 45 days after acceptance.
Scenario B: Direct cash investor, as-is
- Offer price at 10% below market: $495,000
- Listing-side commission at 2.5%: $12,375
- Closing, escrow and title at 0.8%: $3,960
- Repairs: $0, investor buys as-is
- Mortgage payoff: $250,000
- Prorations: $2,000
- Net to seller: $226,665
Timeline: often 7 to 14 days if title is clear.
Scenario C: iBuyer convenience offer
- Offer price at about 8% below market: $506,000
- Traditional commission: $0 in this example
- Closing, escrow and title at 0.8%: $4,048
- Repairs: $0, adjustments reflected in offer
- Mortgage payoff: $250,000
- Prorations: $2,000
- Net to seller: $249,952
Timeline: commonly 7 to 21 days depending on company process.
Quick comparison
| Option | Approximate Net | Typical Speed |
|---|---|---|
| MLS financed buyer | $258,950 | 30 to 45 days |
| iBuyer convenience | $249,952 | 7 to 21 days |
| Cash investor, as-is | $226,665 | 7 to 14 days |
Key idea: A strong MLS sale can deliver a higher net even after commission. Cash options trade price for speed and certainty.
Decision framework
Use your top priority to guide your choice.
- Speed and certainty: You need a fast, low-hassle close and minimal showings. A cash offer can be the better fit even with a lower net.
- Maximize net proceeds: You can allow showings and wait for the right buyer. Listing on the MLS usually offers the best chance at top price.
- Balanced approach: You want speed but prefer competitive pressure. Test the market for 7 to 14 days or solicit multiple cash bids.
Steps to protect your net
- Get a current market value opinion and a comparative market analysis from a local expert.
- Ask cash buyers for an itemized breakdown of how they priced repairs, fees and closing costs.
- Request proof of funds and confirm any contingencies, such as inspection or title.
- Model your net in three ways: MLS at probable sale price, cash investor, and iBuyer. Include commission, closing fees, payoff, prorations and moving costs.
- Set timing guardrails. Decide if you need to close in two weeks or if 45 days works better for your move.
- Consider a pre-list inspection to reduce surprises and strengthen your position with MLS buyers.
Common myths
- “Cash always nets more.” Cash often nets less than a competitive MLS sale. The tradeoff is speed and certainty.
- “I’ll avoid all fees with cash.” You may still pay closing fees and possibly a listing commission. The discount is usually built into the offer price.
- “I must renovate to list.” Smart, targeted repairs or staging can help, but many homes list with light prep in Sacramento and still perform well.
- “iBuyer offers are fee-free.” The convenience is real, but the effective fee is reflected in the lower offer price.
Final thoughts
There is no one-size-fits-all answer. If speed and certainty are your top priorities, a cash offer can be the right move. If you want the strongest possible net, a thoughtful MLS listing with the right preparation and pricing strategy typically wins in Sacramento. If you need help modeling your exact numbers and timeline, reach out for a custom net sheet and plan tailored to your goals.
If you want a clear, step-by-step plan for your Sacramento sale, connect with Ginny Ritz. You can request a free home valuation or schedule a personalized market consult.
FAQs
What are typical commission rates in Sacramento?
- Total commissions commonly range from 5% to 6% of the sale price, split between listing and buyer agents.
How fast can a cash sale close in Sacramento?
- Many cash deals close in 7 to 21 days when title is clear and both sides move quickly.
Do cash buyers in Sacramento purchase as-is?
- Often yes, but the cost of repairs is usually reflected in a lower offer price, so ask for an itemized breakdown.
Will I save on closing costs with a cash offer?
- You may save time and reduce risk, but you should still plan for 0.5% to 1.5% in closing, escrow and title fees.
How do iBuyer offers compare to investors?
- Both generally price below probable MLS value, with iBuyer convenience or service fees historically in the 5% to 12% range reflected in their offers.
What if I get a cash offer while listed?
- Review the offer terms, verify proof of funds and consult your listing agreement to understand commission obligations before deciding.
