Seller Tools
Cash offer or list? Run the net numbers.
Opendoor, Offerpad, and investor letters sell speed. The question is what you give up for it. This calculator shows what actually lands in your pocket after South Carolina costs, not the headline offer.
What lands in your pocket, not the headline number
Plug in your expected list price, mortgage payoff, and any written cash or iBuyer offer. Commission, deed stamp transfer tax, service fees, and repair credits come off the top. Nothing you enter is saved until you choose to send a request below.
Difference at these numbers: $0
Mortgage payoff (both paths)
List on the open market
Cash / iBuyer offer
No offer yet? (typical iBuyer range, not a quote).
Planning tool only, not a closing statement or appraisal. South Carolina sellers typically pay deed stamp transfer tax ($1.85 per $500, about 0.37%), closing attorney fees, and prorated taxes. iBuyer fees and repair credits vary; only a written offer is binding. Request an official payoff quote from your lender before closing.
Side by side
Cash / iBuyer path
- Fast, certain close with no showings or buyer financing risk
- No repairs to manage yourself before closing
- Offer priced off an algorithm or investor margin, often below open-market value
- Service fee (~5%) plus repair credits and closing costs reduce the net
- No agent advocating for your side of the table
List with a local agent
- Full open-market price discovery in your neighborhood
- Multiple offers can create leverage a single cash number never will
- Repairs can be coordinated and paid at closing in many cases
- Some timeline uncertainty vs. an instant offer
- A licensed fiduciary working for you, not the buyer's portfolio
The honest framing
A cash offer buys speed and certainty. You trade some net proceeds for it. For most Charleston sellers with a home in reasonable condition, a well-run listing nets more even after commission. If speed, condition, or privacy matters most, cash can still be the right call. I will show you both numbers side by side so it is your decision, not a pitch.
Common Questions
Cash offers in Charleston, answered plainly.
Should I sell to Opendoor or list my Charleston home?+
Compare net proceeds, not headline offers. Opendoor and similar iBuyers are active in Charleston. After service fees and repair credits, many sellers net less than they would on the open market. If you already have a written offer, plug the real numbers into the calculator above, then ask a local agent to validate your expected list price with comps.
What does a cash buyer actually pay in South Carolina?+
iBuyers have historically paid roughly 70 to 80 percent of fair market value after fees. We-buy-houses investors often offer 30 to 50 percent below market for homes needing work. The calculator lets you test your specific offer against a realistic list price and payoff.
Is this an instant cash offer from Jennifer?+
No. Jennifer is a listing agent, not an iBuyer. Use the platform section to request real offers from Opendoor, Offerpad, HomeLight, and others, then compare the written numbers here or ask Jennifer for a comp-backed side-by-side.
Can Jennifer submit offers for me as my agent?+
Yes. Open this page with ?agent=1 on the URL for agent referral links (Opendoor and Offerpad agent portals) and a clipboard block that identifies Jennifer Dane / eXp Realty. Opendoor and Offerpad pay referral fees when the agent is named at submission.