Selling a home in California can be expensive. Closing costs alone average 2.70% of the final sale price, and realtor commissions typically add another 4.99%, bringing total selling costs to nearly 7.69% [1]. For a median-priced home at $852,900, that’s almost $65,000 just to sell your house.
The good news is that traditional selling isn’t your only option. If you’re asking yourself, what is the cheapest way to sell a house in California, this article explores five cost-saving alternatives. You’ll also learn how Osborne Homes helps homeowners avoid fees, delays, and repairs by buying homes as-is for cash.
What Is the Cheapest Way to Sell a House?
There are several ways to sell your California home without spending a fortune. The cheapest way to sell a house depends on your goals, your property’s condition, and how much of the process you’re comfortable handling yourself. Below are five cost-effective strategies that can save you thousands in commissions, repairs, and closing costs.
1. Sell Your House As-Is
Skip repairs, staging, and renovations entirely. This approach eliminates some of the biggest upfront costs that traditional sellers face.
Estimated Savings: $10,000–$50,000 in repair and improvement costs.
Many California homeowners discover that fixing up their property before selling actually costs more than the additional sale price they receive. Water damage, electrical issues, roof repairs, and cosmetic updates can quickly drain your budget.
At Osborne Homes, we buy homes in any condition throughout California. We handle properties with mold damage, fire damage, code violations, and even homes with problem tenants. This means you avoid paying for repairs while still getting a guaranteed sale.
2. Sell Without a Realtor (FSBO)
Selling For Sale By Owner (FSBO) helps you avoid paying the typical 5–6% agent commission.
Estimated Savings: $30,000–$60,000 on a $500,000 home.
However, FSBO comes with trade-offs. You’ll need to manage pricing, marketing, negotiations, disclosures, and legal documents on your own. California’s real estate laws include strict requirements, and mistakes can lead to costly legal issues.
This option works best if you have experience with real estate transactions and are confident navigating the process independently. Most sellers find that the time investment and risk aren’t worth the potential savings.
For detailed guidance on this approach, check out our guide to selling without a realtor and FSBO tips for California.
3. Sell Directly to a Cash Buyer
This is often the fastest and most convenient way to sell a house in California while keeping costs low. Cash buyers typically cover closing costs, skip inspections, and purchase the home as-is.
Estimated Savings: $35,000–$75,000 (no agent fees, repairs, or closing costs).
You also avoid months on the market and the risk of a deal falling through due to financing—something that happens in about 5% of traditional home sales.
At Osborne Homes, we’ve helped thousands of California homeowners sell quickly and pain-free. We buy homes in any condition, including inherited properties and those facing foreclosure or tenant complications.
4. Use a Flat-Fee MLS Listing Service
With this approach, you pay a one-time fee (typically $300–$800) to list your home on the MLS without hiring a traditional listing agent.
Estimated Savings: $15,000–$25,000 (saves the listing agent’s commission).
The downside is you still have to manage everything else: showings, negotiations, paperwork, and compliance. You’ll likely still need to pay a buyer’s agent commission (2.5%–3%), which reduces your overall savings.
This is a good fit for experienced sellers who want MLS exposure but are comfortable handling the rest of the process themselves.
5. Sell at Auction
Auctions provide quick sales, sometimes within 30 days, but they come with more risk and less control over pricing.
Estimated Savings: $0–$30,000 (no agent commission, but auction fees apply).
Homes at auction often sell below market value, and auction companies may charge fees ranging from 6%–10% of the final sale price. In some cases, your home might not meet the reserve price at all.
This method may work best if you’re in a time crunch and willing to accept a lower sale price in exchange for speed.
5 Common Costs You Can Avoid When Selling Smart
Traditional home sales in California come with a long list of expenses. But if you choose a smarter selling method, many of these costs can be avoided entirely:
- Real Estate Commissions: Agent fees typically cost 5-6% of your sale price, or $25,000 to $30,000 on a $500,000 home [2].
- Repair and Renovation Expenses: Pre-sale improvements average $15,000 to $40,000 but don’t always increase your sale price by the same amount [3].
- Staging and Photography: Professional staging typically costs between $1,500 and $4,000 for the first month, with ongoing monthly fees from $150 to $1,200. Real estate photography usually adds another $150 to $300, with higher costs for drone shots or virtual tours [4].
- Holding Costs: Each month your home sits on the market, you’re paying for mortgage, taxes, insurance, utilities, and upkeep. In California, that adds up to $3,000 to $6,000 per month [5].
- Closing Costs: Traditional home sales come with closing expenses like title insurance, escrow fees, transfer taxes, and more, typically totaling 1% to 3% of the sale price [6].
How Osborne Homes Helps You Sell Cheap and Fast
If you’re looking for the cheapest way to sell a house in California, Osborne Homes helps you skip the traditional costs and sell your home with ease. Here’s how we save our clients thousands:
- No repairs or staging required – We buy homes as-is across California. You don’t need to clean, renovate, or stage your property.
- Zero agent commissions or hidden fees – You keep more of your home’s value without paying agent fees or service charges.
- Fast closing timeline – We can close in as little as three weeks, helping you avoid months of mortgage payments, taxes, and utilities.
- No closing costs – We cover typical seller closing costs so you don’t have to.
- Guaranteed cash offer – No financing contingencies, no risk of deals falling through.
This approach works particularly well for California sellers dealing with inherited properties, homes needing major repairs, properties with problem tenants, or anyone facing foreclosure. We handle any situation and provide a guaranteed sale with cash at closing.
Sell My House Fast Now!
Frequently Asked Questions
Get quick answers to common questions about finding the cheapest way to sell your house in California without hidden costs.
1. What is the least expensive way to sell a house?
Selling to a local cash buyer or investor can often be the most affordable, especially if they cover closing costs and skip agent commissions.
2. Is FSBO cheaper than using an agent?
Yes, but it requires more work and legal risk. It’s only ideal if you have real estate experience.
3. Are there fees when selling to a cash buyer like Osborne Homes?
Osborne Homes covers all typical selling costs, including closing fees, with no agent commissions.
4. Can I sell a house in poor condition without fixing it first?
Absolutely. Cash buyers like Osborne Homes specialize in buying homes as-is throughout California.
References:
- Real Estate Witch: Average Cost of Selling a House in California | 2025 Data
- Time.com: Here’s What’s About to Change for People Buying and Selling Homes
- Physician’s Thrive: Average Home Improvement Cost in 2025
- Home Guide: How Much Does it Cost to Stage a Home?
- Bankrate: Study: Typical single-family home costs over $18,000 per year in hidden expenses
- Klipinger: How Much Does it Cost to Sell a House?