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The question South Jersey homeowners ask us most is: will I net more with a realtor or a cash buyer? The honest answer is: it depends on your home's condition, your timeline, and how you define "net." This article does the math both ways — using real South Jersey market data, actual NJ tax rates, and realistic repair and carrying cost assumptions.
The Full Cost Stack: What Each Option Actually Costs
Most homeowners compare the gross sale price. The number that matters is what lands in your bank account after every cost is paid.
| Cost Item | Traditional Realtor | iBuyer (Opendoor) | Cash Buyer (Northbound) |
|---|---|---|---|
| Agent Commission | 5–6% ($14,250–$17,100) | 5–8% service fee ($14,250–$22,800) | $0 |
| Seller Closing Costs | 1–3% ($2,850–$8,550) | 1–3% ($2,850–$8,550) | $0 (we pay) |
| NJ Realty Transfer Fee | ~$1,740 | ~$1,740 | Covered by buyer |
| Pre-Sale Repairs | $5,000–$25,000+ | Repair credits deducted | $0 |
| Staging & Prep | $1,500–$4,000 | None required | $0 |
| Carrying Costs (60 days) | $4,400–$6,400 | $2,200–$3,200 (30 days) | $0 |
| Total Deductions | $29,740–$62,790 | $22,240–$38,290 | $0 |
South Jersey Market Conditions That Affect the Math
South Jersey's real estate market is active but not frictionless. Cherry Hill (30–45 days on market) moves faster than Bridgeton or Salem (60–90+ days). Homes in Millville and Atlantic City frequently spend three months or more before closing — and 15–20% of deals still fall through due to financing contingencies, inspection demands, or buyer cold feet.
Every extra month a home sits on market costs real money. In a county like Cumberland or Salem, where carrying costs run $2,200–$3,200/month and buyers are scarce, a 75-day listing can consume $5,000–$8,000 in mortgage interest, taxes, insurance, and maintenance before a single offer is signed.
When a Realtor Will Likely Net You More
A traditional listing genuinely nets more in these specific conditions:
- Home in move-in ready condition — no major repair demands, modern finishes, updated mechanical systems. Buyers can finance it, so your buyer pool is maximized.
- 60+ days of runway — no foreclosure deadline, divorce court order, estate distribution pressure, or relocation hard date.
- High-demand area — Cherry Hill, Deptford, Woodbury. Homes in these markets see multiple offers in peak season, which a cash buyer offer won't fully capture.
- High price point — on a $600K+ Cape May or Haddonfield property, even 5% commission savings matter less, and the buyer pool is deep enough to justify waiting for a premium price.
If all four of these conditions apply to you, call a good listing agent first. We'll tell you this honestly, because our business is built on serving sellers who actually benefit from a cash sale — not pressuring everyone into one.
When a Cash Buyer Will Net You Equal or More
A cash sale frequently wins on net proceeds — not just speed — in these scenarios:
- Properties needing $15,000+ in repairs — buyers will either demand repair credits or walk after inspection. Contractors add cost and time before you can even list. We absorb these costs.
- Pre-foreclosure with a 60-day window — if you're 3–4 months behind on your mortgage in NJ, the judicial foreclosure clock is ticking. A sheriff's sale wipes out equity entirely. Selling before the sale protects your credit and usually yields more than foreclosure recovery.
- Tenant-occupied rentals — NJ's Anti-Eviction Act (N.J. Stat. Ann. § 2A:18-61.1) makes displacing sitting tenants extremely difficult. Traditional buyers rarely purchase occupied rentals. We do.
- Estate sales with multiple heirs — every month of delay costs carrying costs, creates disagreement opportunities, and risks tax lien accumulation. A quick closing serves everyone.
- Homes with code violations or open permits — traditional lenders require violations to be resolved before funding. We close without that requirement.
The Real Net Proceeds Calculation: Three Scenarios
Scenario A: Move-in ready Cherry Hill home, $285,000 ARV
| Method | Gross Proceeds | Total Costs | Net to Seller |
|---|---|---|---|
| Realtor listing | $285,000 | −$31,490 | ~$253,510 |
| Cash offer | ~$255,000 | $0 | ~$255,000 |
Result: Cash buyer slightly edges the realtor net — and closes in 10 days instead of 60.
Scenario B: Millville home needing $35,000 in work, ARV $210,000
| Method | Gross Proceeds | Total Costs | Net to Seller |
|---|---|---|---|
| Realtor listing (after repairs) | $210,000 | −$57,000 (repairs + fees) | ~$153,000 |
| Cash offer (as-is) | ~$148,000 | $0 | ~$148,000 |
Result: Realtor still nets slightly more — but requires $35,000 upfront and 90+ days. Many Millville sellers don't have either.
Scenario C: Pre-foreclosure, 4 months behind, Atlantic City
| Method | What Happens | Net to Seller |
|---|---|---|
| Wait for traditional sale | Foreclosure likely completes first; sheriff's sale yields $0 equity | $0 or negative |
| Cash buyer (7-day close) | Sell before sheriff's sale, mortgage paid off, remaining equity to seller | $15,000–$40,000+ |
Result: Cash buyer wins decisively. Speed is the entire value proposition here.
How to Make Your Decision
Answer three questions:
- How much work does the property need? Under $10,000 in cosmetic repairs: a listing may net more. Over $20,000 in structural or systems work: cash sale likely wins net.
- How many days do you have? Over 60 days with no hard deadline: listing is worth exploring. Under 60 days, foreclosure looming, or estate situation: cash sale.
- Do you need certainty? If a deal falling through would create a financial or legal crisis, a cash offer with no contingencies is worth the potential gross price difference.
If you want a direct comparison with real numbers, call us at (856) 226-4289. We'll give you our honest offer and our honest assessment of what a listing would likely yield — and let you decide.