The standard real estate agent commission in Jacksonville is 6% of the sale price — typically split between the listing agent (3%) and the buyer’s agent (3%). On a $250,000 Duval County home, that’s $15,000. On a $400,000 Riverside bungalow, it’s $24,000. That money comes directly out of your equity at closing.
If you’re thinking about selling your Jacksonville home without a realtor, you’re not alone. Roughly 10% of home sales nationwide are completed without an agent, and in Jacksonville — where the investor and cash buyer market is particularly active — the percentage is likely higher. The question isn’t whether it’s possible; it’s which method makes sense for your situation.
Here’s a direct comparison of the three main paths to selling without an agent in Jacksonville.
Option 1: For Sale By Owner (FSBO)
Selling FSBO means you handle everything a listing agent would normally do: pricing, marketing, showings, negotiations, and contract management.
What’s involved
Pricing: You’ll need to research recent comparable sales in your Jacksonville neighborhood using the Duval County Property Appraiser’s website, Zillow, Redfin, or paid MLS access. Accurate pricing is critical — overprice by 5-10% and your listing will sit. Underprice and you leave money on the table.
Marketing: Without MLS access through an agent, your primary marketing channels are Zillow’s FSBO listing option (free), Facebook Marketplace, Craigslist, and yard signs. You can also pay for flat-fee MLS listing services ($200-$500) that put your property on the MLS without a full-service listing agreement — which gets your home in front of buyer’s agents and their clients.
Showings: You coordinate and host all showings yourself. In Jacksonville’s market, expect 8-15 showings over 4-8 weeks for a properly priced home.
Negotiations: When an offer comes in, you negotiate directly with the buyer or their agent. This is where FSBO sellers are at the biggest disadvantage — buyer’s agents negotiate professionally every week, and most homeowners do it once every 5-10 years.
Contracts and closing: Florida requires specific disclosures and contract language. You’ll need to use a Florida-approved contract (the FR/BAR “As Is” or standard residential contract), complete the required seller disclosures, and coordinate with a Duval County title company for closing.
The numbers
- Agent commission saved: 3% (listing side). Note: if the buyer has an agent, you’ll likely still pay the 3% buyer’s agent commission, or the buyer will subtract it from their offer.
- Realistic net savings over traditional listing: 2-3% (accounting for flat-fee MLS costs, potential buyer agent commission, and the statistical reality that FSBO homes sell for less than agent-listed homes)
- Time to sell: 4-12 weeks on market plus 30-45 days to close
- Best for: Homeowners with time to manage the process, homes in good condition in desirable neighborhoods, sellers who are comfortable with negotiation and paperwork
The risks
FSBO homes in Jacksonville sell for an average of 5-7% less than comparable agent-listed homes, according to National Association of Realtors data. The 3% you save on the listing commission may be offset — or more than offset — by a lower sale price driven by limited marketing reach and weaker negotiation positioning.
You’re also personally liable for disclosure failures. Florida Statute 475.278 requires sellers to disclose known material defects. Miss something, and you could face a lawsuit after closing.
Option 2: iBuyer / Instant Offer Platforms
Several technology companies offer “instant” or “guaranteed” offers on homes. In the Jacksonville market, the main options include Opendoor, Offerpad, and occasionally Zillow Offers (though Zillow’s program has been inconsistent).
How it works
You enter your property information online. The platform’s algorithm generates an offer based on automated valuation models (AVMs). If you accept the preliminary offer, they send an inspector to verify condition. The offer may be adjusted (usually downward) after inspection. If both sides agree, closing typically happens in 2-4 weeks.
The numbers
- Agent commission: 0% listing commission, but iBuyers charge a service fee of 5-7% — effectively replacing the commission with a comparable (or larger) cost
- Offer price: Typically 5-10% below market value for homes in good condition. iBuyers need to resell the home at a profit after making updates
- Net to seller: Often comparable to or slightly less than a traditional agent sale after factoring in the service fee and below-market offer
- Time to close: 2-4 weeks (faster than traditional, slower than a direct cash buyer)
The limitations
iBuyers are selective. They typically only purchase homes that:
- Are in good to moderate condition (no major structural issues, mold, or fire damage)
- Fall within specific price ranges (usually $100,000-$500,000)
- Are in targeted neighborhoods (iBuyer coverage in Jacksonville is uneven — good in Southside, Mandarin, and the Beaches; limited on the Westside and Northside)
- Don’t have title complications (liens, open permits, multiple heirs)
If your Jacksonville home has code violations, needs significant repairs, is in foreclosure, or has any title complexity, iBuyers will decline the property. They’re built for cookie-cutter transactions on homes in standard condition.
Option 3: Direct Cash Buyer
A direct cash buyer — a local real estate investor or investment company — purchases your home directly. No MLS listing, no showings, no financing contingencies.
How it works
You contact the buyer (or they contact you), share basic property information, and receive a cash offer — typically within 24-48 hours. The offer is based on the property’s current as-is value, derived from recent comparable sales in your Jacksonville neighborhood. If you accept, closing happens at a local title company in as little as 7-14 days.
The numbers
- Agent commission: $0. No listing agent, no buyer’s agent.
- Closing costs: $0 to the seller (the buyer covers them)
- Repair costs: $0. Cash buyers purchase as-is
- Offer price: Below retail market value — typically 70-85% of ARV (after-repair value) depending on property condition. The discount accounts for the repairs the buyer will make and the risk they’re absorbing
- Time to close: 7-14 days (or longer if you need more time)
The real comparison
The raw offer price from a cash buyer is always lower than what a perfect traditional sale would yield. But “perfect traditional sale” rarely exists in practice. Let’s run the math on a real Jacksonville scenario:
Property: 3BR/2BA ranch home in Arlington (32211), built 1968, needs new roof and HVAC. Comparable updated homes selling for $225,000.
| Traditional Sale | FSBO | Cash Buyer | |
|---|---|---|---|
| Sale price | $225,000 | $210,000 | $170,000 |
| Agent commissions (6%) | -$13,500 | -$6,300* | $0 |
| Closing costs (2%) | -$4,500 | -$4,500 | $0 |
| Pre-sale repairs | -$18,000 | -$18,000 | $0 |
| Carrying costs (3 months) | -$5,400 | -$7,200 | -$600 |
| Net to seller | $183,600 | $174,000 | $169,400 |
*FSBO scenario assumes 3% buyer’s agent commission still paid
The $14,200 difference between the traditional sale and the cash buyer looks significant — until you factor in the 3-4 months of time, the $18,000 upfront repair investment, the risk of the deal falling through, and the stress of managing showings and negotiations while dealing with whatever life situation is driving the sale.
For homeowners going through a divorce where both parties want resolution, relocating with a firm start date, or facing any time-sensitive financial pressure, the certainty and speed of a cash sale is often worth more than the theoretical premium of a traditional listing.
Which Option Is Right for Your Jacksonville Home?
Choose FSBO if: Your home is in good condition, you’re in no rush, you’re comfortable handling negotiations and paperwork, and your primary goal is maximizing the sale price. Budget 3-4 months for the process and be prepared to invest time in marketing, showings, and transaction management.
Choose an iBuyer if: Your home is in good condition, falls within their price and location parameters, and you want a relatively fast sale with minimal effort. Understand that the service fee effectively replaces the commission, and the net proceeds may not differ significantly from a traditional sale.
Choose a direct cash buyer if: You need speed, certainty, or both. Your home needs repairs you can’t or don’t want to fund. You’re dealing with a complex title situation, inherited property, code violations, or any circumstance that makes a traditional sale impractical. You value a guaranteed close over maximum gross price.
Avoiding Cash Buyer Scams in Jacksonville
The direct cash buyer market in Jacksonville includes both reputable local operators and out-of-state “wholesalers” who may not have your best interests in mind. Red flags to watch for:
- No proof of funds: A legitimate cash buyer can provide a bank statement or proof of funds letter immediately. If they can’t, they may be planning to assign your contract to another buyer (wholesaling) and may not close at all.
- Excessive earnest money requests: In Jacksonville, standard earnest money for cash purchases is $1,000-$5,000. If someone asks for more — or asks you to pay anything upfront — walk away.
- Long inspection periods: Cash buyers buy as-is. An inspection period longer than 5-7 days suggests the buyer is using that time to shop your contract to other investors, not to actually inspect.
- Vague company information: A real cash buyer has a real business address, a track record of closings at local title companies, and references. Google them. Check the Florida Division of Corporations for their business registration. Look for BBB ratings and Google reviews.
- Pressure to sign immediately: A fair offer doesn’t expire in 24 hours. Legitimate buyers give you time to review with an attorney or financial advisor.
The Bottom Line
Selling without a realtor in Jacksonville is straightforward — the question is which no-agent path matches your situation. FSBO works for patient sellers with market-ready homes. iBuyers work for a narrow slice of properties in good condition and specific locations. Cash buyers work for the widest range of situations, especially when speed, condition issues, or life circumstances make traditional channels impractical.
Whatever route you choose, get your numbers before you commit. Request a free cash offer to establish a baseline, then compare it against the FSBO or traditional sale scenario for your specific property. The right decision is the one that makes sense after running the actual math — not the one that sounds best in theory.