We Buy Ugly Houses (also known as HomeVestors) is a nationwide cash home buying franchise with hundreds of independently owned offices across the country.
Companies like We Buy Ugly Houses purchase homes as is, pay in cash, and can close in as little as three weeks — providing a solution for home sellers that need to get rid of a property fast. It then fixes them up and resells them for a profit.
The major trade-off is that these types of investors tend to offer far less than your home may be worth. Investors need a significant discount on the purchase price in order to make a profit when they resell or rent home at market value. Unless your home's condition would deter most buyers from purchasing it, you'll generally be better off listing it.
With any cash buyer, getting multiple offers greatly improves your chances of getting a better deal. You can do this on your own or with a free service like Clever Offers.
Clever Offers helps you find the best offers from trusted cash buyers in your area — without selling your information or pressuring you into a deal. Simply fill in a few details about your home, review offers without obligation, and sell in as little as 7 days.
We Buy Ugly Houses at a glance
- ⭐ Customer rating: 4.7/5 (3,001 reviews)
- 💰 Offer range: Average
- 🤝 How it works: Get a cash offer within 24–48 hours of an initial inspection and close in as little as 3 weeks
- 💵 Fees: Typically no fees or closing costs
- 🚦 Purchase criteria: Considers most properties, but generally doesn't buy mobile homes
- 🌎 Availability: Nationwide
Why We Buy Ugly Houses might work for you:
- ✅ Solid average customer rating — While customer experiences may vary somewhat by location, most We Buy Ugly Houses locations have positive reviews from customers. Additionally, while a ProPublica investigation revealed unethical business practices among some franchise owners,[1] the company has since taken steps to address these issues and customer ratings have risen over time.
- ✅ No upfront fees — Like most cash buyers, they don't charge any fees, commissions, or closing costs to sellers.
- ✅ Convenient process — With companies like these, you can avoid repairs, choose your closing date, and leave unwanted things behind.
- ✅ No obligation offers — There's no obligation to accept an offer, so you can compare against other options.
Why We Buy Ugly Houses might not be your best option:
- ⚠️ Below-market offers — Like most cash investors, We Buy Ugly Houses licensees look for homes that they can get at a bargain and fix up for a profit. If your home is in decent condition or you're not in a complete rush to sell, you will typically get a much higher price listing with a realtor. According to Redfin data, the typical home bought by an investor sells for 55% more than the investor originally paid.[2]
- ⚠️ No representation. If you sell directly to a company like We Buy Ugly Houses, you're alone in representing your interests, so you'll have to evaluate the company's offer on your own. This includes contract terms like the earnest money amount and due diligence period.
Top We Buy Ugly Houses alternatives
We Buy Ugly Houses is a reliable avenue for getting a fast cash offer. However, other cash home-buying companies may make more competitive offers or be more suitable to your particular needs.
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Clever Offers provides a hassle-free way to find and compare competitive cash offers. When you want the speed and ease of an all-cash sale, they bring you multiple offers from a variety of sources — including iBuyers, small and large-scale investors, and even your local MLS. You can compare offers side-by-side with no added fees or obligation to move forward.
Pros
- One source for multiple competing offers
- Buyers are screened for experience and proven success at closing deals
- Dedicated support to ensure a smooth closing and find you other offers if needed
- Excellent average customer rating
Cons
- Cash offer options may be limited in some areas
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Established in 1997, We Buy Houses is a solid choice if you want to sell fast to a reliable brand. You don’t need to worry about repairs — or even getting caught up on mortgage payments — and you can close extremely quickly, sometimes in just a week. However, expect to get less than market value for your house.
Pros
- Get an offer in 24–48 hours and close in as little as 7 days.
- Will buy homes in any condition, even if you're behind on payments
- They'll accommodate your moving timeline and pay closing costs
Cons
- Offers and service quality can vary between local franchises
- Company pays less than fair market value
- Little room for negotiation after the initial offer
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If you're not sure where to start, HomeLight Simple Sale helps you explore two options: Getting cash offers or listing with an agent in their network. However, reviews indicate that offers are scarce in some areas and most sellers end up being matched with an agent.
Pros
- Compare investors' offers to the sale price you'd get with an agent
- Investors are vetted by HomeLight team before joining their network
- No extra fees for using HomeLight's service to find offers
Cons
- Not all sellers are successfully matched with investors
- Final offers may be lower than HomeLight’s initial online estimate
- You may get calls from HomeLight agents trying to earn your business
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Opendoor pays much closer to market value than traditional house flippers while still offering the benefit of fast closings and no repairs. For that convenience, you’ll need to contend with stricter purchase criteria, repair deductions, and a variable service fee (formerly 5%).
Pros
- Pays closer to market value than traditional home flippers
- No need to make repairs or prep your home for sale
- Choose your closing date and change it if needed
Cons
- Final offers can be significantly lower than the initial estimates
- Stricter purchase criteria than traditional home flippers
- Repair deductions and service fees can eat into profits
» MORE: Want to find more cash buyers near you? Check out our guide to the best companies that buy houses for cash.
We Buy Ugly Houses reviews: What customers have to say
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1.3 | 27 |
| 4.7 | 2,974 | |
| Weighted Average: | 4.7 | 3,001 |
We Buy Ugly Houses reviews are generally positive. The company has an average customer rating of 4.7/5 across 3,001 online reviews.
Many customers appreciate how upfront and transparent the company’s reps were from the beginning of the selling process. Customers also mention a hassle-free process and fair offers, given the difficult situations they found themselves in.
Scattered reviews (less than 5%) describe lowball offers, as well as customers being bombarded with marketing materials from the company.
Your experience may vary based on your local franchise. It’s important to check the reviews for the branch of We Buy Ugly Houses you’re considering working with.
Here's a breakdown of the themes we found across We Buy Ugly Houses reviews.
✅ Reps were ethical and transparent throughout the process
An impressive percentage of reviews mention the honesty and transparency of We Buy Ugly Houses representatives. This is consistent with the experience our team member had when requesting an offer. "I was surprised at the home evaluator’s honesty with me, telling me up front that I would probably be making less money than if I sold the home through a real estate agent," she told us.
Jeremy’s communication and honesty made a first time selling experience a breeze. He took all the time to explain and answer all my many questions and concerns. I highly recommend Jeremy and his company if you want a seamless and honest house selling experience!
Donna and her father Don were kind and straightforward. We closed on schedule having excellent communication along the way. Highly recommended for an upfront no gimmicks quick sale of your home.
I never once felt pressured by Jared or Laura or anyone from their team. Any time I had a question or concern, they were easy to get ahold of and always got back to me in a timely manner. When it came time to talk price, Jared was patient, listened to our thoughts and concerns and accepted our offer without pushback! The closing process was just as easy…
✅ Company made the process hassle-free
Customers repeatedly highlight the smooth process and professional service they receive from their local We Buy Ugly Houses reps. Reviews emphasize the company's ability to close quickly (often within weeks or days), handle paperwork effectively, follow through on commitments, and provide a straightforward, predictable experience that eliminates the usual complications of real estate transactions. Customers also appreciate the flexibility shown during what can often be a difficult transition.
Giuseppe made the sale of my home easy and hassle free. I’m glad I decided to go with HomeVestors. Would definitely recommend them to others.
I have to thank these guys wholeheartedly. I lost my mom and was ready to move and sell a messy house that was way past due for maintenance. They make the process super easy and are literally always there every step of the way. They’re flexible and passionate and wanna make sure you are treated top tier with their services.
Paul was amazing to work with! Everything went very well with the sale of our inherited house, and we closed within two weeks! I highly recommend working with him for a smooth and easy sale of an "ugly" house. We can't wait to see the transformation!
✅ Fair offers, given the circumstances
Some people wonder if "we buy houses" companies are a rip-off. But for many sellers, the company provides a needed solution when they're in a pinch. Many reviewers mention that offers are fair given the ease of the process and condition of their home.
David is great!! If you need to sell your home fast, call David! He is fair and so easy to work with and honest, and fair in his offer. He helped us every step of the way! Thank you David for your honesty and great service!
I met with 3 other property investment companies before I met with them. They walked through the property, took 5-10 minutes to discuss and then came back with an offer that was $30,000 higher than the other 3 offers. Their contract is simple with no requirements for inspections. Escrow was opened quickly and they closed a few days early (04-24-2025).
❌ Below-market offers
Not all customers were happy with the offers they received from We Buy Ugly Houses. Some reviewers mentioned feeling lowballed for homes in decent condition.
Offered me $60,000 and I laughed out loud!!! 🤣🤣🤣 I told him I had already been offered $100,000. He said I'd better take it and run with a smirk. Well, I sold it for $110,000!
Bill P**** told me the house needed at least $120,000 worth of work. He also told me that the house didn't have a market value of $386,000, as indicated in the property assessment (once repaired), or $390,000 to $400,000 according to comparables told to me by real estate agents, because the real estate market was in decline due to a slowing economy and increasing interest rates, causing fewer buyers having affordability to buy homes. So, he offered $225,000, telling me that is the best I could get. Bill later sold my house for $430,000!
Our mystery shopper was offered a full $100,000 below fair market value, according to estimates by two separate realtors. She said of the offer: "I was actually shocked, knowing what the current real estate market is like in my area. Even given the fact that I would not be paying real estate commissions, attorney fees or other closing costs, I was still in disbelief that the offer was so low."
In the past, the company has been accused of deliberately taking advantage of distressed sellers. ProPublica reported in 2023 that We Buy Ugly Houses "trains its nearly 1,150 franchisees to zero in on homeowners’ desperation."
However, it should be noted that We Buy Ugly Houses has since introduced new regulations to safeguard sellers, such as a disclosure form that provides sellers with a three-day window to back out of sales contract.
❌ Unwanted spam
We Buy Ugly Houses sends postcards to homeowners it thinks may be interested in a cash offer. However, many of these homeowners aren't interested in selling and report getting a high volume of mail from the company.
I am so tired of these people wanting me to sell my house. It is NOT for sale. I have tried opting out several times but that doesn't seem to make a difference to the people, they still keep bothering me.
This company sends mail that is unmarked to trick me into opening junk mail. I can only imagine how deceptive they will actually be with their customers. Leave me alone.
How does We Buy Ugly Houses work?
We Buy Ugly Houses often appeals to financially distressed homeowners with properties in poor condition ("ugly houses") or those who need to sell quickly. It offers quick cash payments at below-market prices, then quickly renovates the properties and flips them or rents them out.
If you sell your home with We Buy Ugly Houses, you can expect to take these steps:[3]
- Contact the company. Reach out to your local We Buy Ugly Houses office via an online form or a phone call.
- Schedule an inspection. A We Buy Ugly Houses rep visits your home in person. They get more info on your selling situation, explain more about how the offer process works, and tour the property.
- Receive a cash offer. The company makes a cash offer in as little as 24–48 hours after the inspection. This offer is usually non-negotiable — in other words, it’s a take-it-or-leave-it offer.
- Accept the offer. If you decide to accept the offer, you sign a purchase agreement and choose a closing date. Cash buyers like We Buy Ugly Houses can offer much more flexibility on closing dates than traditional buyers since there’s no financing involved.
- Get paid. You can finalize the deal, cash in hand, in as little as three weeks.
How much does We Buy Ugly Houses pay?
While each We Buy Ugly Houses investor will have a slightly different way of coming up with an offer price, you can typically expect an investor to offer no more than 70–80% of your home’s after-repair value (ARV) — what an investor thinks it will be worth after fixing it up.[4]
For example, a member of our writing team reached out to We Buy Ugly Houses for a quote on their Cape-style house in suburban New York City. It was in move-in ready condition and had lots of upgrades since it was purchased in 2010. Two independent realtors had suggested listing the home for about $435,000. The We Buy Ugly Houses representative offered a mere $301,200 (69% of its estimate market value).
Why do companies like We Buy Ugly Houses offer so little?
"Investors need room to profit and make the risk worthwhile," says Andrew Lokenaugh, who has more than 15 years of experience in property investing. "Offers consider total fix-up costs, holding costs, and potential resale value. Ideal deals make sense at 70–80% of the after repair value (ARV)."
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How it works: Our calculator considers different investor strategies, from conservative wholesalers to competitive buy-and-hold investors, to show you the full spectrum of potential offers based on your property's characteristics.
We Buy Ugly Houses fees and other costs
Like many cash buyers, We Buy Ugly Houses doesn't charge any fees. You don't have to pay for repairs or seller closing costs, either. Some alternative companies, like iBuyers, make higher offers but have service fees and other costs that can chip away at your proceeds.
What kinds of homes does We Buy Ugly Houses buy?
We Buy Ugly Houses will buy almost any property, including homes that are distressed, structurally unsound, located in flood zones, or occupied by tenants. The company even buys some commercial properties, but it doesn't purchase mobile homes.
Where is We Buy Ugly Houses available?
We Buy Ugly Houses has more than 1,000 franchises nationwide. Many counties and cities have multiple offices. However, the company doesn’t operate in Alaska, Hawaii, or South Dakota.
📍Find more cash buyers near you
Our team has researched hundreds of companies to compile lists of the best cash home buyers across all 50 states and Washington, DC. Click on your state below to find the top companies in your area to buy your house for cash.
Is We Buy Ugly Houses legitimate?
Yes, We Buy Ugly Houses is a legitimate franchise company owned by HomeVestors. Independent contractors operating under the brand are legitimate cash buyers, although service quality can vary from one location to the next.
HomeVestors was founded in 1996, and the company is now one of the largest franchise cash buyers in the US, with over 1,000 locations in 47 states. It makes money by buying homes at bargain prices, renovating them, and reselling them for a profit.
The company's longtime CEO, David Hicks, retired in August 2023[1] after an investigation of We Buy Houses by ProPublica found that some franchisees had exploited sellers in desperate situations. The current CEO is Larry Goodman, who was previously HomeVestor's COO.
In response to ProPublica's investigation, HomeVestors revised its training materials for franchisees, standardized disclosures, added a new three-day opt-out policy that allows sellers to terminate their contract with no questions asked, and created more opportunities for franchisees to give feedback to executives.[5]
Bottom line: Is We Buy Ugly Houses right for you?
While you'll leave some money on the table, selling to a company like We Buy Ugly Houses may be worth it in certain situations:
- You need to sell your house fast.
- Your house isn't livable.
- You don’t have the money to make repairs.
- You need immediate cash funds.
- You've inherited a property you can't afford to maintain.
- You're selling a property with legal complications (tax liens, title disputes, problem tenants, etc.)
- You don't mind selling to an investor for a lower price.
In these instances, a cash investor like We Buy Ugly Houses will purchase your home as is, close on your timeline, and let you walk away with very little hassle.
But if your home is in relatively good condition and you're under no particular pressure to sell, you have better options available:
- If you want to sell your home as is, but at a higher price than you'd get from an investor, you might consider an iBuyer. While most iBuyers have stricter selling criteria and added fees, iBuyers often offer more money for homes than cash investors.
- If you want to make the most on your home sale, working with a realtor who offers better-than-average commission rates is the way to go. Many discount brokers provide full service at a fraction of the cost and work on your selling timeline. They can also help you sell your home as is, signaling to buyers that you don't want to make any repairs.
- If you want the speed and certainty that a cash buyer can provide, getting competing offers from multiple cash home buyers is the best way to ensure you get a good deal. Free services like Clever Offers help you find the best offers from vetted cash buyers in your area.
Curious how much cash you could get for your home? Answer a few quick questions, and get competing offers from investors, iBuyers, and more. You can review offers without obligation and sell in as little as 7 days – with no added fees or obligation to move forward.
Frequently asked questions
Is We Buy Ugly Houses a rip-off?
Companies We Buy Ugly Houses pay less for homes than what you can get on the open market, usually around 70% of the home's after-repair value (ARV), but this is true of most companies that buy houses for cash. In exchange, you'll get a quick sale, flexible closing date, and no closing fees. However, if you're concerned about working with a 'we buy ugly houses' company, there are measures you can take to avoid 'we buy houses' scams.
What is the fastest way to sell a house?
The fastest way to sell a house is through a cash buyer, like We Buy Ugly Houses, or through an iBuyer. Both can help you close in just a couple of weeks. However, they also have drawbacks. Cash buyers offer a lot less than fair market value, and iBuyers have strict criteria and are available only in select major metropolitan areas. Learn more about how to sell fast without losing money.
Is selling your house for cash worth it?
Selling for cash may be worth it if you're selling a house in poor condition, are facing a complicated sale (e.g., difficult tenants, hoarding situation, etc.), or are under pressure to sell your house fast because of pre-foreclosure, financial issues, or unexpected life changes.
If you have a more flexible selling timeline, it’s worth finding a real estate agent to get a free comparative market analysis so you know what you could get for your home on the open market. Listing with an agent means less control over timing, but will generally net you the most money in the end — even if you're selling a house as-is.
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About our reviews
Our company reviews are powered by hundreds of hours of research. To evaluate cash home-buying companies, we analyze publicly available data and 3rd-party customer reviews for indicators of offer quality, customer service, fees vs. value provided, trustworthiness, and more. Whenever possible, we also talk to customers, company reps, and industry professionals (such as real estate agents) who have direct experience working with the brand.
Clever Real Estate, which owns realestatewitch.com, also operates Clever Offers — a cash offer marketplace recommended in this article. Our company reviews are based on independent research and data analysis, and reflect our honest opinions. However, Clever Offers generates revenue for our business and readers should be aware of this relationship when evaluating our recommendations.