10 Best Companies That Buy Houses for Cash

Michael Warford's Photo
By Michael Warford Updated January 15, 2025
+ 2 more
Michael Warford's Photo's Photo
Reviewed by Steve Nicastro Edited by Katy Byrom

SHARE

Companies that buy houses for cash promise a fast, hassle-free home sale. However, they typically pay less than what you could get listing through a realtor — often by as much as 30%.

If you're considering selling to a cash home buyer, choosing the right one could net you thousands more when you sell your home. So before you sign a contract, we recommend comparing offers from multiple companies to ensure you're getting a fair price.

Clever Offers is the easiest way to get multiple cash offers from trusted companies, and you can sell your home in 7 days or less. Fill out this form to get started!

Best companies that buy houses for cash in 2025

Company
Customer Rating
Type
Best for
Compare offers from top cash buyers
5.0
3,681 reviews
Cash offer network
Multiple offers from the top cash buyers
Use your home equity to buy before you sell
4.8
879 reviews
Home trade-in
Minimizing the stress of buying and selling
Learn More
On realestatewitch.com
Sell for cash, list for additional upside
4.5
1,203 reviews
Cash buyer + home trade-in
Get cash upfront, list for more
Learn More
On realestatewitch.com
Compare cash offers vs. listing as is
4.5
1,543 reviews
Cash offer network
Comparing cash offers to an agent's list price
Learn More
On realestatewitch.com
Professional service, fast closings
4.5
327 reviews
Franchise cash buyer
Professional service, fast closings
Learn More
On realestatewitch.com
Buys homes in any condition
4.6
2,459 reviews
Franchise cash buyer
Hard-to-sell homes
Learn More
On realestatewitch.com
Fast offers, flexible closings
4.4
670 reviews
Cash home buyer
East Coast sellers wanting speed and flexibility
Learn More
On realestatewitch.com
Equity advance to buy before you sell
4.3
640 reviews
Home trade-in
Tapping equity to buy, then sell
Learn More
On realestatewitch.com
Above average offers for certain homes
4.2
4,154 reviews
iBuyer
Higher offers for homes in good condition
Learn More
On realestatewitch.com
Flexible selling options with perks
3.9
2,814 reviews
iBuyer
Flexible selling options with plenty of perks
Learn More
On realestatewitch.com

Companies that buy houses for cash near you

When looking for a cash offer on a house, your best option may be local.

We researched hundreds of companies and compiled lists of the best local cash home buyers for all 50 states and Washington, DC.

How much do cash buyers pay?

“Most investors won’t pay more than 70% of a home’s after-repair value,” says Alex Locklear, founding member of NC Cash Homebuyers. “This is because we need to consider the costs of repairs and renovations, as well as our desired profit margin.”

Our research on iBuyers like Opendoor suggests they pay an average of 6% less for homes than they resell them for — although they also charge considerable service fees and repair deductions.

Offer amounts can vary a lot depending on: 

  • Your home’s condition and the extent of repairs needed
  • Your home's location and desirability among buyers
  • Competition and rent/home price appreciation in the local market

Of course, the biggest factor in determining your offer amount will be the buyer you end up with. Cash buyers range from cash investors to iBuyers to traditional buyers looking for a fixer upper. All have different objectives that influence what they look for in a home and the amount they're willing to pay.

What type of cash home buying company do I need?

Cash investor | iBuyer | Home trade-in service | Cash offer network

Cash investor: Best for distressed properties that you need to sell fast

Cash investors typically fall into two categories:

  • House flippers that purchase homes at a bargain and flip them for a profit
  • Buy-and-hold investors that purchase homes and hold them as rentals

If you feel like you’re out of options for selling a house in poor condition or you’re behind on your monthly mortgage payment, a cash investor will usually be able to purchase it as is, without requiring any repairs.

However, what you gain in speed and convenience, you make up for in sale price.

"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)."

What investors look for

House flippers purchase homes most buyers aren’t interested in or can’t get funding for. (Most banks and mortgage lenders won’t provide a loan for homes in severe disrepair.) 

For these types of investors, the biggest question when sizing up a property is, "Can I help the seller while trying to make a decent return on investment?" says Travis Johnson of MN Nice Home Buyers

"Other items I look for are location, cash conversion cycle (i.e., how many days it will take to flip the property for a profit), and the property's appeal to potential new buyers," he adds. "If the property can stay in a first-time home buyer price range," he adds, " we've struck gold."

How they work

Cash investors aim to make the process as hassle-free as possible for sellers.

In most cases, investors can make a cash offer within 24–48 hours of viewing your property and close in as few as 7–14 days — less than half the time of home sales that rely on traditional mortgage financing. 

Most of these 'we buy houses' companies also cover closing costs and allow you to avoid realtor fees, since you sell to the company directly.

What they pay

House flippers pay significantly less than what your home could potentially be worth — typically no more than 70% of the home’s after-repair value.

"Most honest, hard-working real estate investors are looking to make 30% profit on any deal they make," explains investor Matthew Coan, owner of Cash Savvy Home Buyers. "That is 30% profit from the total cost of buying the property, renovating it, then staging, listing, utility costs, and taxes.

However, actual offers will depend on the company's investment strategy and how they size up your home. 

"We buy as high as 85% of the property's value, minus repairs and
updates," says Travis Johnson of MN Nice Home Buyers. "Everything depends on the work the property needs and the demand the house will bring when it goes on the market."

Investors who employ alternative strategies such as seller financing, Seller financing is essentially a long-term payoff option that earns you interest on top of your agreed-upon sale price. You receive a standard down payment and additional monthly payments from the buyer, but avoid the expenses and upkeep associated with being a landlord. Payment terms are flexible, generally ranging from 2–10 years, after which you get a balloon payment for the remaining balance on your home. may net you more for a house that needs significant work, but you'll receive payments over time instead of cash upfront.

iBuyer: Best price for homes in decent condition

iBuyers are real estate companies that buy and sell a high volume of homes. Though iBuyers are only available in around 50 cities so far, major companies like Opendoor and Offerpad are expanding.

What they look for

Because iBuyers have slim profit margins, they look for homes they can purchase and resell with minimal work. They favor properties in competitive markets and typically won’t buy distressed properties, rental homes with active tenants, or older homes built before 1930–1950.

How they work

Like 'we buy houses' companies, top iBuyers move quickly. Most provide a preliminary cash offer within 24–48 hours of you submitting your property details online and close in as little as two weeks. With a company like Offerpad, you can sometimes close in just eight days.

Just be aware that iBuyers require an onsite inspection before finalizing their offer, which some home sellers complain dramatically lowers an iBuyer's final offer price.

What they pay

Unlike cash buyer companies, iBuyers offer a final sale price that’s much closer to fair market value for homes (often 90% or more) — in part because they’re selective about the homes they purchase. 

However, iBuyers deduct money for repair costs identified during their inspection — which could significantly lower your final offer. You'll also pay a service fee of about 5%, comparable to the average real estate commission. This is on top of traditional closing costs like title search and transfer fees, which are usually about 1%.

Home trade-in company: Best for timing a joint home sale and purchase

Home trade-in (or 'buy-before-you-sell') services like Knock and Homeward can help you buy and move into a new home before you sell your old one. These companies offer sellers what's called a bridge loan or equity advance — a short-term loan used to cover the costs of a down payment and other expenses while you wait for your current home to sell.

In exchange for fronting you the money for a new home, they collect service and loan origination fees out of the proceeds when your home sells. They're an option for when you want to avoid a traditional home sale, but don’t want to sell for less than market value. 

What they look for

Because loan amounts are based on the amount of equity you have in your current home, you'll need to have a fair amount of equity built up to take advantage of a home trade-in service. 

To qualify, you typically need to have a single-family, townhouse, or condo that falls within the typical price range for the area. And since the house needs to sell in order for the company to recoup its investment, it also needs to be in fairly good condition — with no major issues that would leave it sitting on the market.

However, most of these companies will allow you to use a portion of their loan to cover minor repairs and other home prep costs, such as landscaping and staging.

How they work

Home trade-in companies lend you money based on your current home’s equity, which you can use make a cash offer on a new home. Since cash offers are less likely to fall through, they’re considered far more attractive and can give you a big advantage in competitive markets.

After you buy and move into your new house, you list your old house, either with the help of the trade-in company or with your own realtor. Once your house sells, you pay back the loan and any other fees.

If your house doesn’t sell within a given timeframe (usually a few months), you can fall back on the trade-in company’s cash offer instead — but most homes sell the traditional way.

What they pay

A home trade-in company's backup cash offer is usually about 80% of market value. However, home sellers rarely have to rely on a backup offer to get their home sold.

The point of a home trade-in service is to allow you to move at your own convenience when buying and selling a house, while still maximizing your chances of getting your listing price. 

In exchange for this convenience, you’ll pay service and loan fees on top of standard realtor commissions and closing costs. You'll also cover both the mortgage on your new home and the ongoing mortgage on your old home while it sells. The latter is taken out of the bridge loan.

Cash offer network: Best for comparing options

Cash offer networks help you source and compare competing cash offers, saving you the time and hassle of having to find willing buyers and evaluate their offers on your own.

Top-rated services like Clever Offers screen investors to ensure they have a proven track record and cash funds to close, making them a safer option than going to an unknown buyer. They can help you compare multiple offers and other sell-fast alternatives side-by-side — including offers from iBuyers, investors offering creative deals for sellers behind on their mortgage payments, and even a 7-day MLS listing specifically targeting cash offers.

Offers marketplaces are typically free to home sellers (investors pay a small percentage at closing) and there's no obligation to accept an offer.

Reviews for companies that buy houses for cash

Compare offers from top cash buyers

Clever Offers

Compare Offers
5.0
3,681 reviews

Customer Rating

5/5

Service Fee

None

Time to Close

Varies

Our take

Details

Eligibility

Clever Offers provides a hassle-free way to source and compare competitive cash offers. When you want the speed and ease of an all-cash sale, this 5-star rated company can bring you multiple competing 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. Start here to compare offers.

Pros

  • One source for multiple competing offers
  • Buyers are screened for experience and proven success at closing deals
  • Clever stays with you to ensure a smooth closing and resolve any issues that arise

Cons

  • Some offers may be low
  • Alternative deal types may have longer closing timelines
  • Cash offer options may be limited in some areas
  • Clever's Offers helps you find and compare multiple offers from legitimate cash buyers, ranging from local investors to nationwide iBuyers.
  • Buyers are screened for experience, financials, and a track record of recently closed deals.
  • In addition to cash offers, you can explore creative financing options like novation and subject-to agreements to help you maximize profit or preserve your credit if you've fallen behind on your mortgage.
  • You can also request a pricing opinion from a local realtor, so you can compare offers against a realistic sale price.
  • Clever offers full support during the selling process, including resolving any concerns or issues that arise with buyers. 
  • Clever's service is free to home sellers – buyers pay Clever a small percentage of each deal closed.
  • If you opt to list your home instead, you can get exclusive savings through their top-rated agent network.

Locations: Clever Offers is available nationwide.

Purchase criteria: Almost any property is eligible, regardless of condition.

How Clever Offers works

Compare offers »
Use your home equity to buy before you sell

Knock

Learn More
On realestatewitch.com
4.8
879 reviews

Customer Rating

4.8/5

Service Fee

2.25% + $1,850 loan fee

Time to Close

Varies

Our take

Details

Eligibility

Knock's bridge loan offers a convenient way to buy a new house without having to sell your old one first. But you'll have to pay a minimum of 2.25% in service fees on top of the usual home-selling costs. Read our full Knock review.

Pros

  • Put an offer on a new home without it depending on your old one selling
  • Use Knock's bridge loan to cover your down payment, moving expenses, and home prep
  • Choose your own listing agent to sell and mortgage lended to buy

Cons

  • Service and loan fees add 2.25%, plus $1,850, to your home selling costs
  • Backup cash offer will be ~20% less than your home’s market value
  • May have up to 6 months of ongoing mortgage costs while your house sells
  • Knock's signature Bridge Loan program lets you tap into your home equity to make an offer on a new house — without it being contingent on your old house selling. 
  • You can use the loan to cover your down payment, moving costs, and listing expenses like minor repairs and staging.
  • The loan also covers your old mortgage for up to 6 months until your old home sells. 
  • Knock lets you choose your own listing agent (and mortgage lender, if needed for your new home loan).
  • If your old house doesn’t sell within six months, you have Knock's guaranteed cash offer to fall back on.
  • The typical backup offer is 80% of your home's fair market value, as determined by Knock.
  • Knock charges 2.25% in service fees, plus $1,850 in loan fees — on top of traditional realtor fees and closing costs.

Locations: Knock is available in AL, AZ, CA, CO, FL, GA, IL, KY, MD, MI, MN, NH, NJ, NC, OH, OR, PA, SC, TN, WA, and WI.

Purchase criteria: Knock works with single-family homes, townhomes, and some condos. Homes must be in good condition, without unpermitted additions, and have a maximum list price of $1.2 million ($2 million in high-priced markets). Certain condos, manufactured homes, mobile homes, multi-family properties, and age-restricted properties may be ineligible.

Learn how Knock works

Sell for cash, list for additional upside

Homeward

Learn More
On realestatewitch.com
4.5
1,203 reviews

Customer Rating

4.5/5

Service Fee

1–6.5%

Time to Close

21 days

Our take

Details

Eligibility

With Homeward, you get the advantages of a cash offer, plus the additional upside of selling on the open market. Homeward can also help you buy before you sell or buy a new home with a competitive cash offer. But you’ll have to pay a program fee of up to 6.5% on top of the usual home-selling costs. Read our full Homeward review.

Pros

  • Get a cash offer worth 89% of your home value, then list for additional proceeds
  • Or, make a cash-backed offer on a new house before you sell
  • In-house mortgage and title solutions that reduce program fees
  • Bring your own real estate agent

Cons

  • Program fees added to your realtor commissions and closing costs
  • Stricter purchase criteria than a typical cash buyer
  • Some customers express confusion over fees
  • Homeward offers three core services for home buyers and sellers:
    • Sell to Homeward: Get up to 89% of your home value in cash, then list for additional proceeds. Pay a 6.5% program fee in addition to realtor fees and closing costs.
    • Buy before you sell: Leverage your current home equity to buy a new home before you list. Use Homeward's cash to make your offer more competitive and list your home when you're ready to move. Includes a 2.4% program fee.
    • Make a cash offer: Get pre-approved for a mortgage, then make a competitive cash offer on a house backed by Homeward. Includes a 1.9% program fee.
  • You can reduce program fees by using Homeward’s Mortgage and Title services.
  • You can also choose your own real estate agent whether you’re selling, buying, or both.

Locations: Homeward is available in the following states: AZ, CO, FL, GA, MD, NC, OR, SC, TN, TX, VA, and WA.

Purchase criteria: Homeward makes cash offers on single-family homes and fee simple townhomes valued between $200K to $1.7 million. Homes must be in good condition, without unpermitted additions or FHA financing. Multi-family dwellings, condos, mobile homes, and commercial properties are not currently eligible.

See how Homeward works

Compare cash offers vs. listing as is

HomeLight Simple Sale

Learn More
On realestatewitch.com
4.5
1,543 reviews

Customer Rating

4.5/5

Service Fee

None

Time to Close

As little as 10 days

Our take

Details

Eligibility

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. Read our full HomeLight Simple Sale Review.

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
  • Homelight's cash offer service connects you to reputable investors who can make cash offers on your home
  • Submit your property information online and talk to a Home Consultant, who will then put you in touch with investors
  • You'll also be connected to one or more HomeLight partner agents to explore listing your house as is
  • Get cash offers within a week and close in as little as 10–30 days after accepting
  • There are no extra fees or closing costs associated with a cash offer
  • If you opt to list with a realtor, you'll pay the standard listing agent commission of 2.5–3%
  • HomeLight's agent matching platform has an above-average customer rating, but few reviews mention their cash offer service
  • Available reviews indicate that not all sellers can get cash offers in their area

Locations: HomeLight Simple Sale is available nationwide. However, offers may be limited in some areas.

Purchase criteria: Any property is eligible. If no investors are available to make offers, you have the option of listing as is with a HomeLight partner agent. 

Learn how HomeLight Simple Sale works

Professional service, fast closings

We Buy Houses

Learn More
On realestatewitch.com
4.5
327 reviews

Customer Rating

4.5/5

Service Fee

None

Time to Close

7–14 days

Our take

Details

Eligibility

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. Read our full We Buy Houses review.

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
  • We Buy Houses is one of the nation's largest cash buyers, with franchises operating in 200+ markets across 32 U.S. states 
  • Investors are vetted, and the company reserves the right to rescind licenses if investors don't meet its ethical standards
  • When you submit your information to We Buy Houses, the company will connect you with the investor in your area
  • The investor will visit the property and make a cash offer
  • You can close in as little as 7–14 days, or take longer if needed
  • Offers vary by property, but as a general rule, investors pay ~70% of a home's after-repair value (AVR), minus expenses
  • There are no fees, closing costs, or realtor commissions associated with the cash offer

Locations: We Buy Houses has over 200 offices across 32 states and Washington, DC.

Purchase criteria: Franchise licensees can make offers on nearly any property, regardless of the condition. However, most will not purchase mobile homes.

Learn how We Buy Houses works

Buys homes in any condition

We Buy Ugly Houses

Learn More
On realestatewitch.com
4.6
2,459 reviews

Customer Rating

4.6/5

Service Fee

None

Time to Close

3 weeks

Our take

Details

Eligibility

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. Read our full We Buy Ugly Houses / HomeVestors review.

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
  • We Buy Ugly Houses is one of the nation's largest house flipping companies, with more than 1,000 franchise offices across the U.S.
  • Each office operates independently, and reviews indicate that service quality varies by location
  • A company rep will typically visit your property within a few days of contacting their office and make an offer within 24 hours of their inspection
  • You can close in about three weeks, or take longer if needed
  • Offers vary by property, but as a general rule, investors pay ~70% of a home's after-repair value (AVR), minus expenses
  • The company pays closing costs, and there are no fees or realtor commissions

Locations: We Buy Ugly Houses / HomeVestors has over 1,000 independently operated franchises spanning 46 states and Washington, DC.

Purchase criteria: Almost any property is eligible, including short sales, tenant-occupied rentals, distressed homes, and some commercial properties. Will not purchase mobile homes.

See how We Buy Ugly Houses / HomeVestors works

Fast offers, flexible closings

MarketPro Homebuyers

Learn More
On realestatewitch.com
4.4
670 reviews

Customer Rating

4.4/5

Service Fee

None

Time to Close

7 days

Our take

Details

Eligibility

MarketPro Homebuyers makes our list for its pricing transparency and customer service. Customers repeatedly praise its fair offers and willingness to accommodate their unique circumstances. The company offers extended close dates, mobile notaries for closing paperwork, and the ability to leave behind unwanted belongings. Read our full MarketPro Homebuyers review.

Pros

  • Get an offer in 24–48 hours and choose your own closing date
  • Multiple customer reviews mention fair, transparent offers
  • Company offers packing and moving assistance

Cons

  • Pays less than what you could get on the open market
  • Homeowners not interested in selling say it's difficult to get off their mailing list
  • MarketPro is one of the largest cash buyers in the mid-Atlantic region of the U.S.
  • It pays cash for homes in any condition and offers flexible closing dates as well as packing and moving assistance.
  • To get a cash offer, submit your information online or by phone.
  • A company rep will schedule a same- or next-day walkthrough, which can be done virtually or in person.
  • They'll show you how they arrived at their offer price and how it compares with the sale price you could get with an agent.
  • If you accept the offer, you can close in as little as a week, or up to 6 months.
  • The company also offers packing and moving assistance.
  • Sellers don't pay any out-of-pocket fees, commissions, or closing costs.

Locations: MarketPro Homebuyers operates in major metros across FL, GA, MD, NJ, PA, VA, and Washington, DC.

Purchase criteria: Homes, townhomes, and condominiums of any condition or price range. Multi-family buildings, commercial properties, and land sales are not eligible.

Learn how MarketPro Homebuyers works

Equity advance to buy before you sell

Orchard

Learn More
On realestatewitch.com
4.3
640 reviews

Customer Rating

4.3/5

Service Fee

1.9% + 6% brokerage fee

Time to Close

14–60 days

Our take

Details

Eligibility

Orchard is a decent option if you want to try selling on the open market, but you like the certainty of having a backup cash offer. Its buy-and-sell program lends you the equity from your current home to make an offer on a new one  — meaning you don't have to wait for your house to sell to free up the cash for a down payment. The company then helps you list your home on the market and gives you a guaranteed cash offer to fall back on. The downside? Orchard fees start at ~8% of the sale price. Read our full Orchard review.

Pros

  • List on the open market, have a cash offer to fall back on
  • Make a more secure, competitive offer when buying
  • Avoid paying overlapping mortgages out of pocket

Cons

  • Service fees are ~8% of your home sale price
  • Orchard’s backup offer is less than market value
  • Orchard's home trade-in service fronts you the equity from your current home to help you buy a new house before you sell
  • Sellers enter their information online to get an initial home value estimate and qualify for Orchard's program
  • Orchard's provides an "equity advance," which you then use to make a non-contingent offer on a new home and cover ongoing mortgage payments while your old house sells
  • After moving into your new home, Orchard will prepare and list your old home
  • If it doesn’t sell after 120 days, you can accept Orchard’s guaranteed offer as a backup
  • Customer reviews indicate that cash offers are worth ~85% of the home's estimated market value
  • Sellers can use Orchard's concierge service to make improvements to their home before listing
  • Orchard charges a 1.9% program fee for the equity advance, plus a 6% brokerage fee for its listing service
  • You'll work with an Orchard agent to list your home

Locations: Orchard purchases homes in the following metros: Atlanta, Austin, Dallas–Fort Worth, Denver, Houston, San Antonio

Purchase criteria: Most single-family homes built after 1920, worth between $200,000 and $1 million ($1.5 million in Austin and Denver). Condos worth between $200,000 and $750,000 are also eligible.

Learn how Orchard works.

Above average offers for certain homes

Opendoor

Learn More
On realestatewitch.com
4.2
4,154 reviews

Customer Rating

4.2/5

Service Fee

5%

Time to Close

14–60 days

Our take

Details

Eligibility

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 service fee of 5%. Read our full Opendoor review.

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 5% service fee can eat into profits
  • iBuyer providing cash offers on homes in 50+ markets across the U.S.
  • Initial offers are made within 48 hours of submitting property information online
  • Final offer is provided after a brief inspection, which can be done in-person or by phone/video
  • Sellers have the option to accept cash offer or list with an Opendoor partner agent, using the cash offer as a backup
  • Cash offer comes with a 5% service fee, plus variable repair costs, on top of traditional closing costs
  • You can choose a closing date 14–60 days after receiving your final offer
  • Listing option comes with a traditional realtor commission of ~6%
  • Backup cash offer is good for 60 days
  • Option to rent back your home for a daily fee if extra move out time is needed

Locations: Opendoor is currently available in 50+ major markets across AL, AZ, CA, CO, FL, GA, ID, IN, KS, MA, MI, MN, MO, NV, NJ, NM, NY, NC, OH, OK, OR, SC, TN, TX, UT, VA, WA, and Washington, DC.

Offer criteria: Only single-family homes and townhomes built after 1930, valued between $100,000 and $600,000 (up to $1.4 in some markets), and on a maximum lot of 1–2 acres (depending on market). Must be owner-occupied without any serious issues.

Learn how Opendoor works

Flexible selling options with perks

Offerpad

Learn More
On realestatewitch.com
3.9
2,814 reviews

Customer Rating

3.9/5

Service Fee

5%

Time to Close

8–90 days

Our take

Details

Eligibility

Offerpad pays more for homes than traditional house-flippers and also offers great perks, including free local moves and flexible closing windows of 8–90 days. However, customers claim it charges high fees for repairs uncovered during the home inspection. Read our full Offerpad review.

Pros

  • You can close in just eight days (15 in FL and GA)
  • You can stay in your home for three extra days past your closing date at no charge.
  • Sellers get free local moves and a 3-day free extended stay after closing

Cons

  • Strict purchase criteria compared to traditional house flippers
  • Repair deductions can greatly reduce your final offer
  • 1% cancellation fee for backing out after accepting the final offer
  • iBuyer making all cash offers on homes in 23 U.S. markets
  • Sellers can choose to accept a cash offer or list with an Offerpad agent
  • Initial cash offers made within ~24 hours of submitting information online; final offers made after a home inspection
  • Flexible closing window of 8–90 days (minimum 15 days in FL and GA)
  • Company offers free local moves and 3-day grace period for extra move out time
  • Cash offer comes with a 5% service fee and variable repair costs, on top of traditional closing costs
  • 1% cancellation fee if seller back out after accepting a final offer
  • Listing option comes with standard realtor commission (~6%) and includes free services like deep cleaning, handyman help, and landscape/pool cleanup
  • Discounts available for bundled services, such as applying for a loan through Offerpad Mortgage

Locations: Offerpad is available in 23 major markets across AZ, CO, FL, GA, IL, IN, KS, MO, NV, NC, OH, SC, TN, TX.

Purchase criteria: Offerpad buys single-family homes, condos, townhomes, and homes in gated and age-restricted communities. Must be in good condition, built after 1950, valued at no more than $1 million (depending on market), and on a lot under one acre. Cannot have significant title or structural issues.

Selling to a cash buyer vs. listing with a realtor

Selling to a cash buyer is usually faster and more convenient than selling with a real estate agent (or listing for sale by owner). You don’t have to worry about repairs or showings, and many cash buyers are willing to forego a detailed inspection — enabling you to sell your house as is.

But the sale price will be lower with a cash buyer, and you’ll need to do your due diligence to ensure you’re working with a reputable buyer.

Here’s a breakdown of how selling to a cash buyer compares to selling with a realtor.

Selling to a cash buyerSelling with a realtor
TimelineAs little as 7 days. Sellers can choose to close up to several months later.Varies. Usually around 30–60 days.
Home prep Around 60–75%. Some may offer upward of 85–90%.100%, minus realtor commission.
ShowingsNone. Cash buyers typically cover repairs.Repairs, staging, and improvements may be necessary to attract buyers.
Offers and negotiationsLittle room to negotiate.Negotiations are normal, but they depend on market demand.
Inspections and due dilligenceVary. Some buyers buy sight unseen, others require an inspection or on-site visit.Most offers are contingent on a thorough inspection of the property.
Financing and appraisalReputable cash buyers have their own financing. Low risk of a deal falling through.Most buyers rely on lender approval. Higher risk of offers falling through.
Fees and other costsMany cash buyers charge no fees or closing costs. iBuyers charge fees around 5%, plus closing costs.Realtor commission of 5–6%, plus closing costs of 1–3%.

To save on fees when listing with a realtor, you can opt for one of a growing number of full-service brokerages that offer low commission rates.

Pros of selling to a cash buyer

✅ Faster closings

Cash buyers can close quickly, sometimes in as little as seven days from when you receive the final offer. Most cash buyers aren’t waiting for financing to come through, which helps the deal move quickly. Many make offers within 24 hours, and some are even willing to buy sight unseen.

As Nick Foley of Hoarded Property Solutions says, “Listing a house can range from minutes to months before you get a viable offer, whereas cash offers are fair and typically close in less than 30 days.”

✅ Lower selling costs

Selling directly to a cash buyer comes with fewer fees and expenses than selling the traditional way. 

Except for iBuyers and home-trade-in companies, cash buyers typically cover closing costs. And since the buyer also pays for repairs, you don’t have to worry about putting money into the house before you sell.

You can also avoid realtor commissions since agents aren't usually involved when selling to a cash buyer. However, some sellers prefer to hire a realtor even during a cash sale.

✅ Flexible terms

“While cash offers often come in below list price, their certainty and flexibility around closing timing and costs can offset some of that discount for sellers,” says Bart Waldon of Land Boss. “I try to provide incentives like covering all closing costs and allowing the sellers time to move out rent-free post-closing.”

Some cash buyers may also offer creative financing arrangements to help you get more for your home — even if it needs work. With a novation agreement, for example, the buyer purchases your property, renovates it, and then resells it for a higher price, paying you a previously agreed-upon price at closing.

✅ No repairs or showings

Traditional sales often require investing substantial time and money into improvements to make a home more enticing. Cash buyers, on the other hand, are usually experienced in fixing up properties and unbothered by repairs. "Making repairs is how we add value," says investor Matthew Pezon.

Traditional sellers also handle showings while they list the property. However, showings aren’t necessary when selling to a cash buyer, which can make the overall selling experience feel less disruptive.

✅ Less risk of a deal falling through due to financing

In a traditional sale, offers to buy are often contingent on the buyer getting approved for funding from their lender. If they fail to get funding, you can lose out on the entire sale, which can be especially frustrating if you’ve already planned to move by a particular date.

Cash offers have a far lower risk of falling through due to financing — although you should still do your due diligence to verify they have the funds to close. A deal falling through is a waste of time and effort for a professional investor. When they make an offer, they’re incentivized to follow through.

Cons of selling to a cash buyer

❌ Lower sale price

Selling to a cash investor can save you a lot of time, but it's often the worst-case scenario for your bottom line. Investors prefer working directly with sellers because they have little or no competition, and their goal is to pay as little money as possible.

The benefit of the MLS is that it exposes your listing to a much broader pool of potential buyers — ranging from local investors to traditional buyers looking for a bargain — often resulting in a significantly higher sale price.

"There are many young buyers looking for a home where they can build sweat equity," explains probate realtor Bryan Clapper. Recent research from Real Estate Witch shows that 65% of Millennial home buyers are open to buying a fixer-upper.

Clapper's team recently did a study comparing properties sold on the area MLS to those sold off-market to an investor or wholesaler. They found that, on average, homes sold through the MLS netted sellers $49,000–104,000 more than those sold directly to an investor. That's after accounting for realtor fees, which average 5–6% of the home sale price.

If you want to compare cash offers against your home’s potential MLS sale price, we recommend using a free service like Clever Offers to explore a variety of sell-fast solutions. In addition to cash offers, you can request a professional assessment of your home's market value from a top local realtor. You can even test the waters with a 7-day MLS listing to help you make a truly informed decision — with no obligation to move forward. You can get in touch with the Clever Offers team by filling out a quick form.

❌ No agent representation

Sales to cash buyers usually don’t involve real estate agents. While that saves you money on realtor commission, it also means you won’t have somebody looking out for your interests during the sale.

Most cash buyers are honest and trustworthy, but they’re still trying to earn an income. Some may use strong-arm sales tactics or pressure you into a deal that you’re not comfortable with. And the occasional home seller has been left feeling ripped off by a 'we buy houses' company.

❌ Less room for negotiation

Cash buyers are profit-motivated and don’t usually negotiate as willingly as traditional buyers. They calculate their offers based on the return they need to get for the investment. to make sense. There’s less emotion involved, so they’re more willing to walk away from a deal that doesn't add up in their favor.

That said, a reputable cash buyer should be able to explain exactly how they arrived at their offer. As Matthew Coan advises, “Ask to see a numbers breakdown of how they are getting their offer price. Any honest real estate investor should have no problem doing this.”

How to get a fair cash cash offer for your house

Most cash buyers are legitimate business people who deal honestly and professionally with home sellers. However, some 'we buy houses' companies have been known to engage in shady business practices, so take measures to protect yourself.

Compare multiple offers 

The best way to ensure you get a reasonable offer is to compare it against competitors. You should also have a good idea of your home's fair market value.

Getting an offer from a cash buyer is almost always free, and you have no obligation to accept it — so there’s no harm in shopping around. And many real estate agents are willing to provide a comparative market analysis for free, so you can see what your home would be worth if you were to sell it the traditional way.

Check out the buyer’s reputation

To ensure you’re working with a reputable investor, you’ll need to do some research — especially if you’re seeking offers on your own. This includes reading online reviews and asking for testimonials from previous sellers.

As Brett Johnson of Cash for House Pro says, “When working with a cash home buyer, sellers should vet them thoroughly. Check their references, reviews, and track record.”

Ask for proof of funds

Experienced and reputable cash buyers should have the funds to close a deal right away.

Ask for bank statements, proof of recent sales, or a letter from the buyer’s financial institution to prove they have sufficient funds. Legitimate investors should have no problem providing these reassurances. If they can’t, you may want to look elsewhere.

Secure an earnest money deposit

Ask the buyer to provide an earnest money deposit to show that they're serious about purchasing your home and have sufficient funds to do so.

“If the buyer is buying direct, typical cash sale standards are $5k–10k earnest money deposit," says Mike Bennett, Operations Manager at Clever Offers. Other investors we talked to offer earnest money deposits at 1–2% of the offer price.

Deposits may also vary by offer type. For example, seller financing deals — which offer monthly payments over time — may come with an initial deposit of 10–20%.

Review the contract closely before signing

We recommend having a real estate attorney or CPA review your contract before signing. The extra cost is usually worth it.

When selling to a cash home buyer, particular things to look out for in the contract include:

  • Long closing timelines, which could suggest shaky funding
  • Contingencies that let the buyer out of the contract without reason or financial penalty
  • Low earnest money deposit (less than 1–2% of the purchase price)
  • Upfront fees paid by the seller

You can also hire a real estate agent to represent you, but you’ll have to pay a realtor commission (typically 2.5–3%). If you choose to use an agent, a discount brokerage is likely your best bet, since their fees are around half of what traditional agents charge.

» MORE: Learn about common 'we buy houses' ripoffs — and how to spot a scam

How does a cash offer on a house work?

Here are the typical steps you take to sell to a cash buyer:

  1. Submit an application. You'll provide basic information about your property either online or over the phone. Some cash buyers will provide an initial offer within 48 hours.
  2. Schedule an on-site walk-through. A company representative or third-party vendor will visit your property to verify your application and assess the property for potential repairs. Some cash buyers may skip the on-site visit.
  3. Receive the final offer. After the walk-through, you’ll receive your revised offer, which may be reduced to account for estimated repair costs. A real estate attorney or CPA can check the offer for any red flags. Ask for proof of funds to verify that the buyer has the cash to close the deal.
  4. Accept the offer. You'll sign a purchase agreement, which lays out the offer price and other conditions of the sale.
  5. Fix any title issues. Make sure that any outstanding title issues, such as liens, will be fixed by closing. Some issues, such as outstanding debts, can be paid off through the sale proceeds.
  6. Choose a closing date. Cash buyers can move fast, and many let you choose the closing date. In certain arrangements, such as a novation agreement — where the buyer flips the home on your behalf — the closing timeline may be a bit longer.

Bottom line: Should you sell your house to a cash buyer?

Companies that buy houses for cash are worth considering if your top priority is selling quickly, not making the most money from the sale. 

A 'we buy houses' company or local real estate investor can be a good option if you’re facing a situation like a foreclosure or the inheritance of a vacant or distressed home that you’re stuck paying property taxes on.

iBuyers and home trade-in services are best for sellers who want a convenient, fast sale for a home in good condition. They pay closer to market value for homes but have stricter purchase criteria — but they also charge service fees.

We recommend using a free cash offer comparison service like Clever Offers to find a buyer who can close on your timeline while still giving you a fair price.

FAQ about companies that buy houses for cash

What are the best companies that buy houses for cash?

Clever Offers is our top pick if you want to sell your house for cash. Clever gets you up to 10 cash offers from reputable buyers, so you can choose the deal thats best for you. Youll also have a Clever Offers Concierge to help you understand your options and step in should any issues arise with your buyer.

Should you hire a realtor when selling your house for cash?

A realtor can help you determine if a cash offer is a good deal. However, you'll have to pay realtor commission, which could be 2.53% (however, these fees are negotiable). Alternatively, you could ask an attorney or CPA to review the contract. If you want to use a realtor, we recommend a discount brokerage to reduce costs while still getting peace of mind.

Are cash offers on houses legit?

Many regional and national companies paying cash to purchase houses are legitimate, but "we buy houses" scams exist. You should never have to pay up-front costs when you request a cash offer. And if in doubt, the buyer should be able to provide you with proof of funds.

Check out our list of companies that buy houses for cash to discover legit cash buyers that could purchase your home!

How can I sell my house fast for cash?

The fastest way to sell your house for cash is with an iBuyer or "we buy houses" company. iBuyers pay more, but they only buy houses in select markets that are basically move-in ready. "We buy houses" companies, on the other hand, make low offers and tend to focus on distressed properties that can be fixed up and resold.

Alternatively, you can work with a discount broker and pay a reduced commission while still getting full service.

Do "we buy houses" companies make fair offers?

Most "we buy houses" companies operate like real estate investors. They'll pay up to 70% of a home's after-repair value, minus repair costs. If your home might be worth $300,000 after being rehabbed and a "we buy houses" company estimates $40,000 of repair costs, they may offer as little as $170,000.

About our recommendations

Our company recommendations are powered by hundreds of hours of research. To narrow down our list, we analyzed thousands of customer reviews to evaluate service and offer quality, closing timelines, availability, and more. We also talked to home sellers, realtors, and investors familiar with the different types of cash buyers, as well as the companies themselves.

Recommended reading

Are “We Buy Houses” Companies a Rip-Off? Depending on your situation, cash buyer companies could provide a hassle-free way to sell a distressed property. But if you want to get the maximum value for your home, an offer from a “we buy houses” company might leave you feeling ripped off. Learn more!

How Can I Sell My House Fast? Whether selling fast is a necessity or a preference, we gathered the top things to consider when you need to get rid of unwanted property quickly.

What You Need to Know Before Selling an Inherited Home: Inheriting a home can be a financial windfall, but selling an inherited property can be a long and tricky process with lots of legal hoops to jump through along the way. Learn the facts about taxes, timing, and more.

What Companies Offer the Lowest Real Estate Commission Fees? One of the best ways to save money when you sell your home is by working with a low cost real estate brokerage. Learn how to choose the right company for you in our complete guide to the best low commission real estate agents.

Authors & Editorial History

Our experts continually research, evaluate, and monitor real estate companies and industry trends. We update our articles when new information becomes available.

Need an Agent?

Connect with top-rated agents near you and save thousands
Not feeling a connection with your partner agent? No problem—you can request a switch or go in another direction.