Grandview Homes is a regional cash buyer based in Chicago. It offers fast cash sales for sellers who want to offload a property quickly or who might otherwise have trouble finding a buyer due to the home's condition.
The company often inspects properties the same day that sellers make initial contact, makes guaranteed cash offers within 24 hours, and closes in as few as 7–10 days.
Many reviewers say their offers are fair, and some have noted that they were higher than other buyers they'd reached out to. But like most cash buyers, Grandview's offers will almost always be below market value — especially if your home is in decent condition.
To avoid taking a significant loss, it's best to get quotes from multiple companies that buy houses for cash. That way, you can have a good idea of your home's real cash value.
Clever Offers is a faster way to source offers from trusted cash buyers in your area. Simply fill out a short form with details about your home, review offers without obligation, and sell in as little as 7 days — with no added fees or commissions.
Grandview Homes at a glance
- ⭐ Customer rating: 4.5/5 (262 reviews)
- 💰 Offer range: Average
- 🤝 How it works: Get a firm cash offer within 24–48 hours of an initial inspection and close in as little as 7–10 days
- 💵 Fees: Typically no fees or closing costs
- 🚦 Purchase criteria: Considers most residential properties, but generally doesn't buy manufactured homes
- 🌎 Availability: Statewide in IL, IN, OH, WI
Why Grandview Homes might work for you
- ✅ Quick sale. If you need to sell your house fast, Grandview provides a no-obligation offer within 24 hours of inspecting your home. Once you accept the offer, you can close on your timeline, often in just a few weeks. If your situation is time-sensitive, a short sale timeline can outweigh the lower offer amount.
- ✅ No repairs or prep work needed. Grandview Homes purchases properties in any condition, making it ideal for those selling their homes as-is. You’ll save time and money by avoiding the need to repair, renovate, upgrade, clean, or stage your home for showings. These savings can even help offset the lower purchase offer on houses in poor condition.
- ✅ Help in challenging situations. Cash buyers like Grandview Homes can be helpful for those needing to sell under tricky circumstances. This can include people facing foreclosure, going through a divorce, or needing to offload an unwanted rental or inherited property. The company even provides up to a $10,000 cash advance if you need a little assistance before moving.
Why Grandview Homes might not be your best option
- ⚠️ Lower sale price — Like most cash investors, Grandview Homes looks for homes that they can get at a bargain and fix up for a profit. According to Redfin data, the typical home bought by an investor sells for 55% more than the investor originally paid.[1] If your home is in livable condition and you're not in a complete rush to sell, you will typically get a much higher price listing with a realtor.
- ⚠️ No representation. If you sell directly to a company like Grandview Homes, you're alone in representing your interests, so you'll have to evaluate the company's offer on your own. This includes important contract terms like the earnest money amount and due diligence period.
Top Grandview Homes alternatives
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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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We Buy Ugly Houses (also known as HomeVestors) is a good option for hard-to-sell homes. The company makes near-instant offers and it buys homes as-is, so you can walk away with zero hassle. However, with more than 1,000 offices nationwide, service quality can vary by location.
Pros
- You can typically get an offer in 24–48 hours
- Closing can happen in as little as three weeks
- Company is known for purchasing homes in any condition
Cons
- Pays significantly less than what you could net on the open market
- Service quality varies between franchises
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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
» MORE: Want to find more cash buyers near you? Check out our guide to the best companies that buy houses for cash.
Grandview Homes reviews: What customers have to say
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 4.9 | 100 |
| 4.3 | 162 | |
| Weighted Average: | 4.5 | 262 |
Grandview Homes reviews are mostly positive. The company has an average customer rating of 4.5/5 based on 262 online reviews.
Positive reviews mention a fast, frictionless sale experience, while negative reviews tend to touch on disappointing offers and spotty communication or follow-up.
Here are some of the most common themes we saw from reviewers.
✅ Fair offers coupled with an easy, stress-free process
Many positive reviews touched on how fair the offers seemed, especially given the convenience offered by Grandview — including the ability to extend closing dates, avoid repairs and realtor fees, and leave unwanted things behind.
With a difficult property to sell, Grandview Homes came to the rescue by offering a fair price, quick closing with no closing costs, and no cleanout! Thank you!
I had a higher than expected offer...Plus, I like the fact that I could leave literally everything in the house and whatever you don't take they will dispose of it, no realtor fees...when you round all of that together, I feel you're much better selling to Grandview homes and just walk away peacefully without all the headache and expenses.
I had a very nice experience selling my brother’s condo. It needed lots of work to repair and remodel. They offered a very fair price. They were very accommodating about extending the closing date due to lots of rules imposed by the Homeowner’s Association. Very pleased with the whole process.
✅ Good communication and ethical treatment from the Grandview team
Satisfied reviewers often mentioned that Grandview was fair, flexible, and honest. For example, this reviewer described how Grandview Homes patiently waited until he was ready to sell his home and honored their original agreement.
Once I called them they came out, took a look around and made a fair offer and said when you’re ready to sell let us know. Unfortunately it took longer on my part to get ready to sell. But they waited and when I finally said let’s do this they began the process and kept their word on covering the closing costs. I didn't even have to clean out the house. I would recommend them to anyone needing to sell their house.
Selling my deceased mother's house was a quick and easy process. Ashlee was kind, caring and compassionate of my feelings. Everyone was kind and very communicative thru the entire process.
❌ Disappointing offers on homes in good condition
While most customers indicate that Grandview Homes' offers are fair, some complain of offers that are well below market value.
The Grandview person showed the comps at $515,000. Their offer came in at $350,000. I knew they were low ballers but "their fair cash offer" simply does not exist. If you want a stand up company hire a realtor. You may waste time listing, showing and selling but you will get get to keep A LOT more money.
I needed to sell a house in Chicago quickly and we simply couldn't get to an agreement. I'm happy I didn't sell because later I found a local investor ( Home Target Realty) based in Chicago who offered more money.
❌ Buyers complain of poor quality work on flips
A number of recent negative reviews describe poor workmanship on homes purchased from Grandview following a flip.
Now, as far as selling a house i have no idea, but buying a home from them has been quite an expensive nightmare for a first time homebuyer. If you buy a home from these guys, check every pipe, every access point, every faucet inside and out to make sure it's working properly with no leaks. So far I'm about 6K into plumbing repairs and replacing drywall we had to cut out to fix leaks. Back when I was at $3500 into repairs I asked my realtor to contact them for a refund on all the undisclosed issues or we'd seek legal council. Now I'm up to $5000 and they will not respond to my agent who has contacted them several times.
BUYER BEWARE!!! We bought a grandview home and there is no other way to phrase it then they just put lipstick on the pig. We have lived in our house for less than two years and have had thousands and thousands of dollars of repair work done. The latest is a water spot that appeared in our kitchen ceiling. When we called in the plumbers and mitigation companies we were surprised to learn that there had clearly been an issue before and instead of fixing the problem, they shoved a cardboard box into the ceiling to try to absorb any water and put up a new piece of drywall. Needless to say, this will be more money down the drain just to make this house livable!
How does Grandview Homes work?
Selling your home to Grandview Homes is a fast, simple process. If everything goes smoothly, you could receive full payment in cash in as little as 1–2 weeks. Here's how it works:
- Contact the company through email, phone, or an online contact form.
- According to previous sellers, Grandview may send an agent to inspect your home the same day you make initial contact.
- If your home meets Grandview's standards, you could receive a guaranteed cash offer within 24 hours. This offer is non-negotiable.
- If you accept the offer, Grandview sends a contract the same day.
- You can close the sale in as fast as 7–10 days or at a later date of your choosing.
- Grandview Homes pays all closing costs. You won't pay any fees.
How much does Grandview Homes pay?
While reviews indicate that Grandview's offers are reasonable given their home condition, you should still expect significantly less than what you’d make from a conventional sale — especially if your home is in move-in ready condition or requires only minor repairs. Most cash investors pay no more than 70–80% of a home's after-repair value (ARV) — its potential resale price minus the costs of fixing it up. [2]
Why do companies like Grandview Homes 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)."
In essence, you're giving up your equity in exchange for being able to walk away from a house hassle-free.
Before accepting an offer from Grandview Homes, it's a good idea to compare your options.
Grandview Homes fees and other costs
You won't have to pay any fees or closing costs when you sell to Grandview Homes.
The lack of fees is one of the perks of selling to a cash buyer company like Grandview instead of to an iBuyer or with a real estate agent. Both of these alternatives have similar fees, including around 1% in closing costs and a 5% service fee or realtor commission. However, you can save on selling fees by working with an agent who offers a low commission rate.
What kinds of homes does Grandview Homes buy?
Grandview Homes buys nearly any kind of home, even if it’s severely distressed. This includes fire-damaged homes, financially distressed homes, abandoned homes, homes with serious roof or foundation issues, and homes with asbestos, lead, or pest issues.
The company doesn't buy manufactured homes.
Where is Grandview Homes available?
Grandview Homes currently operates in the following locations: Illinois, Indiana, Ohio, Wisconsin
Is Grandview Homes legitimate?
Yes, Grandview Homes is a legitimate cash buyer.
The company was founded in 2009 by Tom Detelich and Ken Bernhard. It started in the Chicagoland area and has since expanded its operations to other parts of the Midwest.
Grandview's business model is simple: It buys distressed homes for less than market value, renovates them, and resells them for a profit.
Customer reviews are generally positive, and the company has steered clear of scandal and legal trouble in its 15 years of operation.
Bottom line: Is Grandview Homes right for you?
Grandview Homes could be a good option if you prioritize a fast, easy home sale over getting the best price possible.
Grandview buys homes in any condition, including abandoned and distressed homes, and can close in as little as 1–2 weeks.
The trade-off with selling to a company like Grandview is that — like most property investors — Grandview Homes will likely offer significantly below fair market value for your home.
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.
Frequently asked questions
Is Grandview Homes legit?
Yes, Grandview Homes is a legitimate real estate company founded in 2009 by Ken Bernhard and Tom Detelich. The company buys houses for cash in any condition or situation. It currently serves home sellers in the Greater Chicago and Milwaukee areas.
How much does Grandview Homes pay for houses?
Most cash home buying companies aim to pay no more than 70% of a home's estimated value after repairs. However, the actual offer you get from Grandview Homes will depend on factors like your home's condition and location, estimated repair costs, the amount of time needed to complete the renovation, and the potential return on the investment.
What are common Grandview Homes complaints?
Grandview Homes generally gets positive ratings from customers. However, some complaints revolve around lower-than-expected offers, lack of follow-up after requesting offers, and poor workmanship on homes bought from Grandview following a flip.
What is the fastest way to sell a house?
The fastest way to sell a house is through a cash buyer or 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.
Related reading
About our reviews
Our company reviews are powered by hundreds of hours of research. To evaluate and rank cash home-buying companies, we analyzed thousands of customer reviews, secret-shopped each company, and looked to publicly available data for indicators of offer quality, customer service, fees vs. value provided, trustworthiness, and more. Whenever possible, we also talked to customers, company reps, and industry professionals (such as real estate agents) who've had direct experience working with the brand.