Calculators, comparison tools, and reading material for California, Oregon, and Washington homeowners weighing their options before they list. No rankings, no rakings — just useful links.
A reasonable starting point for the math: sale price minus commissions, closing costs, mortgage payoff, and typical seller concessions. Doesn't include prep work or holding costs — add those manually for a real number.
Covers the $250k / $500k exclusion, ownership and use tests, partial exclusions for hardship, and the basics of cost-basis tracking. Worth reading before any sale, especially for inherited property where step-up basis applies.
Prop 13 stays with the property; Prop 19 reshaped the parent-child transfer exclusion in 2021. If you're inheriting or transferring a home, this matters a lot. State Board of Equalization has the cleanest official write-up.
The cleanest way to anchor the comparison is to get an actual cash offer before talking to an agent. Local independent buyers in Sacramento like We Buy Houses Sacramento turn around no-obligation offers within 24 hours. The number, plus or minus, becomes the floor for evaluating a listing.
A Comparative Market Analysis from two different agents — ideally agents with recent sales in your specific submarket — gives you a price range, not a single number. The spread tells you how much agent opinion varies.
For each path: estimated gross sale price → minus commissions → minus prep / repairs → minus holding costs (taxes, insurance, utilities for the listing period) → minus closing costs → minus seller concessions. The number at the bottom is what you actually keep. The cash offer often closes the gap more than people expect.
The trustee sale calendar is the binding constraint. If your auction is less than 60 days out, a traditional listing rarely closes in time. Local cash buyers with a track record of fast closes, like Honest Cash Homes, are often the realistic path. Confirm proof of funds and a hard close date before signing anything.
Get the probate timeline straight first — small-estate procedures in California can shortcut what otherwise takes months. Step-up basis usually means minimal capital gains exposure. Cash sales are common in this category because heirs often live out of state and carrying costs eat any premium from a longer listing.
Speak with the divorce attorney before approaching any sale path. Title and proceeds split rules are state-specific, and California's community property framework adds wrinkles. A cash sale's certainty and speed often suits divorcing parties who want a clean break over maximum proceeds.
California's tenant protection rules (statewide AB 1482 and stronger local ordinances in Sacramento, Oakland, San Francisco) make selling with tenants in place complicated for retail listings. Cash buyers who hold for rental often prefer occupied properties — the tenant stays, the seller exits clean.
Disclosure forms, transfer disclosure statements, supplemental forms specific to California. Useful even if you're not listing with a realtor — many of the same disclosures apply to a private sale.
Each major California metro has a handful of established local cash buyers worth knowing about. In Sacramento, Honest Cash Homes is one option among several. Read recent reviews, look for accredited business listings (BBB), and confirm proof of funds before signing.