The Truth About Cash Offers: What Every Home Seller in St. Augustine Should Know

by Francisco J Jaramillo

You’ve probably seen the ads:
“Get a cash offer for your home today — no showings, no stress!”

Sounds great, right? But here’s the catch: while cash-offer companies like Opendoor, Offerpad, and HomeLight do provide speed and convenience, they also come with hidden costs that most sellers don’t know about.

As a Realtor in St. Augustine, I talk to homeowners all the time who are curious about these platforms. My job is to help you understand the fine print so you can make the best decision for your family.

🏡 How Cash Offers Work

Cash offer platforms (also called iBuyers) give you a quick price online. After an inspection, they’ll deduct repair costs and a service fee (usually 5–8%), leaving you with a net amount. You get to choose the close date, which is a huge perk if you need speed or flexibility.

Other programs, called “power buyers” (Homeward, Knock, Orchard), are designed to help you buy your next home before selling your current one. They charge program fees (around 1–2.5%) plus carrying costs.

Then there are marketplaces like HomeLight and Sundae that connect you with multiple investors so you can compare offers — sometimes with no seller fees at all.

💵 The Real Costs of Cash Offers

Here’s a quick snapshot of what sellers really pay:

Platform	Service / Program Fee	Repair Costs	Other Costs
Opendoor	~5%	Deducted after inspection	Closing costs
Offerpad	5–8%	Deducted	Closing costs
HomeLight (Simple Sale)	$0	None	Closing costs
Homeward	1.9–2.4%	N/A	Rent/interest until refinance
Knock	1.25–2.25%	N/A	Closing costs
Orchard	~8–9% all-in	Deducted if backup triggered	Closing costs
Sundae	$0	None (as-is)	HOA/liens if any
We Buy Ugly Houses	$0	None	No commission; below market value

⚖️ Cash Offer vs. Listing the Traditional Way

Cash Offer Pros: Fast, flexible close dates, no open houses.
Cash Offer Cons: Service fees + repair deductions can mean thousands less in your pocket.
Listing Pros: Maximum exposure and competition, often a higher net sale price.
Listing Cons: More time, showings, and prep.

✅ My Role as Your Realtor

Instead of picking one option blindly, I’ll:

Show you side-by-side comparisons (net sheet) of cash offer vs. listing.
Help you avoid unexpected repair deductions.
Market your home professionally if the open market is your best bet.

That way, you make an informed choice — not just a fast one.

📞 Let’s Talk

Curious what a cash offer would look like for your home?
Let’s run the numbers together — no obligation, just clarity.

Francisco “Chef J” Jaramillo
First Response Real Estate
📞 904-599-5732 | 📧 fjj_myhome@outlook.com
🔗 dot.cards/chefj77
📲 Instagram: @chefj._