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So you’re ready to sell — but you're stuck between two modern choices:
👉 Skip the realtor and list your home FSBO (For Sale By Owner)
👉 Sell directly to an iBuyer like Opendoor, Offerpad, or RedfinNow
Both options promise speed, control, and savings. But let’s be real: Which one actually gets you the most money?
Let’s break it down California-style.
What’s an iBuyer, Anyway?
An iBuyer is a company that uses algorithms and market data to give you a cash offer for your home. Think of it like a Carvana, but for real estate.
They promise:
- Fast cash offers (within 24–48 hours)
- Close in as little as 7 days
- No showings or open houses
Popular iBuyers in California include:
- Opendoor
- Offerpad
- RedfinNow (some markets)
But the convenience comes at a cost. Let’s look closer.
The iBuyer Math: What You Actually Net
Let’s say your home is worth $700,000.
Here’s how an iBuyer might break it down:
- Offer Price: $665,000 (about 5% below market)
- Service Fee: 5% – 7% = ~$46,550
- Repairs: $7,000 (deducted after inspection)
- Net to Seller: $611,450
You get speed and simplicity — but lose nearly $90,000 from what your home might sell for on the open market.
FSBO in California: What You Keep
Now let’s say you go the FSBO route using a flat fee service like ListLean.
You price your home at $700,000 and find a buyer through the MLS.
Your costs:
- Flat fee MLS listing: $95 (see pricing)
- Buyer agent commission: 2.5% = $17,500
- Minor staging/photos: $500
- Net to Seller: $682,000
That’s over $70,000 more than the iBuyer scenario.
Yes, FSBO takes more effort, but the reward is hard to ignore.
Why Sellers Still Consider iBuyers
There’s a reason iBuyers exist. In some situations, they do make sense:
- You need to move immediately
- You inherited a property and don’t want to deal with showings
- The home needs major repairs
But even then, it’s worth getting a second opinion. Just because it’s fast doesn’t mean it’s fair.
FSBO Isn’t as Hard as You Think
The biggest myth about FSBO? That it’s a paperwork nightmare.
In California, you can download all the required disclosures for free from CAR or First Tuesday.
Services like ListLean also offer:
- Broker support (for questions and forms)
- Transaction coordination (to help you close)
You’re not alone — just in control.
The Verdict: FSBO vs iBuyer
Final Thoughts
iBuyers offer speed, but at a serious cost. If you're in California and want to sell smart, FSBO with MLS access can help you keep way more of your equity.
Platforms like ListLean make it simple, affordable, and compliant — no traditional agent needed.
Want to see how much you could save? Check out pricing and take your next step.
FSBO isn’t just about selling without an agent. It’s about selling with strategy.
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