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Edited by Josiah Wilmoth
Written by Andrew Whytock
Edited by Josiah Wilmoth
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Top companies that buy houses for cash | Cash house buying companies near me | Who should sell to a cash home buyer? | Should I sell with a realtor instead?
Companies that buy houses for cash can buy your property directly from you — and help you close extremely fast. If you decide to use one of these companies, the next step is figuring out which one to sell to. Choosing the right one could get you thousands of dollars more for your home.
To find the top companies that buy houses for cash, we analyzed service fees, offer amounts, closing timelines, and other factors. Here are the seven best companies that can help you sell fast and for more.
7 best companies that buy houses for cash
| Company | Our Rating | Offer Rating | Service Fee | Time to Close | |
|---|---|---|---|---|---|
|
Best overall
|
Excellent
|
Varies
|
Varies
|
Learn more | |
|
Average
|
6%
|
8–60 days
|
Learn more | |
|
Average
|
5%
|
14–60 days
|
Learn more | |
|
Poor
|
None
|
3 weeks
|
Learn more | |
|
Poor
|
None
|
7 days
|
Learn more | |
|
Poor
|
None
|
Fast closing
|
Learn more | |
|
Poor
|
None
|
7 days
|
Learn more |
Type
Service Fee
Time to Close
Offer Rating
Our take
Overview
Locations
Clever Offers gets top marks for helping you make the most informed decision about your home sale — and for increasing your chances of making the most money on your transaction. Instead of buying your home directly from you, Clever gathers offers from multiple cash buying companies on your behalf. You can compare and choose the best one.
You’ll also get to work with a real estate agent. They’ll help you understand the benefits of each cash offer, and they’ll show you what your home could get on the open market if you choose to list instead.
Pros
- You can sell your home for maximum value.
- You can compare cash offers to your home’s market value.
- You get support from a Clever Concierge and a realtor.
Cons
- You may have to pay a service fee depending on the buyer.
- Clever doesn’t buy your house directly from you.
Clever Offers sets you up with a real estate agent, who then gets you offers from multiple iBuyers and cash buyers. Your agent walks you through the details of each offer, which allows you to better understand which one is the best value.
Clever Offers is unique because it allows you to compare these cash offers with what your home would get on the open market. You’ll know all your options so you can make the best decision for your wallet and timeline.
With Clever Offers, you can also list with your agent if you decide not to take any cash offers. And unlike the competition, if you do list with an agent, you’ll pay a reduced listing fee of 1.5% — about half the typical rate.
Clever Offers is available nationwide.
Type
Service Fee
Time to Close
Offer Rating
Our take
Overview
Locations
Offerpad is a good option if you’re set on selling your house to a company that buys houses for cash. With closings as quick as eight days in most states and a free extended stay option, it’s ideal for homeowners who need to sell fast but still want some flexibility.
However, it does fall short on repair costs – which can be high – and on its restrictions around free local moves. It is also available in fewer markets than other iBuyers.
Pros
- You can close in just eight days (15 in FL and GA).
- There’s no need to repair or prep the home.
- Home sellers have an extended stay option.
Cons
- Some customers report high repair costs that reduced their final offer.
- Free local moves are available only within a 50-mile radius.
For home sellers who need to sell quickly, working with an iBuyer like Offerpad is a good way to keep more of your home’s equity. Unlike most cash buyers, Offerpad makes competitive cash offers that are much closer to your home’s market value.
We think Offerpad is a decent option because it offers more flexibility on closing dates and repairs than most of its competitors — including Opendoor. You can choose a closing date anywhere from eight to 60 days in advance, which lets you move out of your house when it’s most convenient for you.
Its 6% service fee is also about in line with what other iBuyers charge.
Offerpad is available in 25 metro areas across AL, AZ, CA, CO, FL, GA, IN, KS, MO, NV, NC, OH, SC, TN, TX.
Type
Service Fee
Time to Close
Offer Rating
Our take
Overview
Locations
Opendoor is a decent option if you need to sell fast. Once you get your initial cash offer, it’s locked in for up to 60 days – so you have greater flexibility about when to close. Plus, Opendoor is available in a lot more markets than other iBuyers.
However, we’re less impressed with some of Opendoor’s less transparent policies. While its 5% service fee sounds great, for example, if you want to stay in your house after closing you’ll have to pay a daily fee that can quickly add up.
Pros
- You have 60 days to accept your cash offer.
- There’s no need to repair or prep the home.
- Opendoor is available in over 50 markets.
Cons
- High repair costs can reduce your final offer.
- You’ll have to pay extra for staying beyond your closing date.
Opendoor is another good option for homeowners who need to sell their home quickly. The company generally pays less than what you’d receive on the open market, but like other iBuyers, it pays more than most cash buyers.
Opendoor doesn’t offer as much flexibility around closing times as Offerpad, with a closing window between 14 to 60 days. But it’s available in more locations, with operations in over 50 cities across the U.S.
Opendoor is currently available in 47 major markets in AL, AZ, CA, CO, FL, GA, ID, IN, MN, MO, NV, NJ, NY, NC, OH, OK, OR, SC, TN, TX, UT, VA, DC.
Type
Service Fee
Time to Close
Offer Rating
Our take
Overview
Locations
We Buy Ugly Houses won’t pay anywhere near what you could get on the open market or from an iBuyer. And like most cash buyers, it’s a franchise, so service quality varies.
On the plus side, it makes near-instant offers, and you don’t need to worry about repairs. But it’s rarely the best option even if you need to sell fast.
Pros
- You get an offer in 24–48 hours.
- You can close in as little as three weeks.
- There’s no need to prep the home for listing or worry about repairs.
Cons
- The company pays less than what sellers could net on the open market.
- Service quality varies between franchises.
We Buy Ugly Houses (also known as HomeVestors) is one of the largest, most well-established “we buy houses” companies in the country with over 1,100 franchise locations.
The company generally has a strong reputation and good brand recognition, but the offers are typically very low compared to what your home would be worth on the open market. Like most real estate investors, We Buy Ugly Houses generally doesn’t pay more than 70% of the after-repair value of your home. That could mean leaving tens of thousands of dollars on the table.
Even if you’re selling a home in poor condition, you might be better off listing it with a realtor. You may end up getting multiple offers from local real estate investors on the open market — potentially driving up the final sale price.
We Buy Ugly Houses has over 1,100 franchises across 46 states and DC.
Type
Service Fee
Time to Close
Offer Rating
Our take
Overview
Locations
We Buy Houses suffers from the same problems as other franchise cash buyers. Offers are way below fair market value, and service quality varies by location.
It’s a viable option only if you have a distressed property, you’re set on selling right away, and there are no other potential buyers in your area.
Pros
- You get an offer in 24–48 hours.
- The company carefully vets real estate investors.
- You can close in just seven days.
Cons
- There’s little to no room for negotiation after the initial offer.
- Investors have some freedom to price homes as they see fit, so offers may be better in some regions than others.
- The company pays less than fair market value for homes.
We Buy Houses (WeBuyHouses.com) is a national cash buyer with over 200 offices in more than 30 states. The company is often confused with other companies that buy houses for cash because it has such a generic name.
Each We Buy Houses office is independently owned and operated by a local real estate investor. The investor has complete control over how they operate their business, so some locations are more reputable than others.
Overall, the brand has positive customer reviews, but we’d recommend comparing multiple offers from other local companies before selling to We Buy Houses.
We Buy Houses has over 200 offices across more than 30 states and DC.
Type
Service Fee
Time to Close
Offer Rating
Our take
Overview
Locations
Like Clever Offers, Sundae lets you compare offers from multiple cash buyers. But unlike Clever Offers, Sundae doesn’t pair you with a real estate agent or give you a free comparative market analysis to ensure you get a fair deal. And since it’s now available only in five states (down from 11 at its peak), it’s not an option for most sellers.
Pros
- You receive multiple offers from investors bidding on your property.
- You don’t have to make repairs.
- Sundae provides a $10,000 cash advance to sellers to help with any expenses before or during closing.
Cons
- Offers are usually less than fair market value.
- Eligible locations are limited.
Sundae doesn’t actually buy houses — instead, it connects homeowners of typically distressed properties with real estate investors in their area who are willing to pay cash.
The main benefit of using Sundae is that you’ll get cash offers from multiple investors after submitting your info, without having to actually list your home.
The obvious downside is you probably won’t get top dollar for your home using Sundae because you’ll end up selling to real estate investors who are looking for a deal.
Sundae operates in 11 markets across five states: California, Georgia, Nevada, Texas, and Washington.
Type
Service Fee
Time to Close
Offer Rating
Our take
Overview
Locations
MarketPro Homebuyers’ offers are substantially less than what you’d get on the open market. And because it’s available only in a handful of states, it’s not an option for most sellers. That’s why we grade it lower than many other cash buyers.
While it does have a couple benefits, such as packing and moving assistance, those benefits aren’t enough to make MarketPro a good option for the majority of customers.
Pros
- You get packing and moving assistance.
- There’s no need to make repairs before selling.
- You can close in as little as seven days.
Cons
- It’s available only in a handful of states.
- It pays 10% less than the estimate you’d net after all of your costs selling on the open market.
MarketPro is a regional “we buy houses” company that buys houses in Virginia, Maryland, Pennsylvania, Florida, and Washington, DC.
The company generally has positive reviews from home sellers, but since it only operates in four states and Washington DC, selling to MarketPro isn’t an option for most home sellers.
Like other cash buyers, MarketPro generally only buys distressed properties and pays as little as 50% of the fair market value.
MarketPro HomeBuyers operates in Virginia, Pennsylvania, Maryland, Florida, and Washington, DC.
Types of cash home buyers
There are three main types of cash home buying companies:
Franchise cash house buying companies: Best for homes in poor condition
Cash house buying companies do exactly what the name suggests: buy houses for cash, directly from sellers. Leading cash home buying companies like We Buy Houses and We Buy Ugly Houses operate nationwide, so there’s a good chance at least one operates in your area.
Cash buyer companies purchase homes most buyers aren’t interested in or can’t afford (most banks won’t provide mortgages for homes in severe disrepair). If you feel like you’re out of options for selling a badly damaged or vacant property, a cash home buying company may be able to purchase as is, without requiring any repairs.
Companies that pay cash for homes also move quickly and make the process as hassle-free as possible for sellers. In most cases, you can receive a cash offer within 24–48 hours of submitting basic information about your property (such as your address and general features about your property) and close in as few as seven days. Most “we buy houses” companies also cover closing costs.
There’s a major tradeoff for this convenience: companies that buy houses for cash pay significantly less than fair market value — sometimes as little as 50% of the home’s after-repair value, minus repair costs.
iBuyers: Best balance of speed and price
iBuyers are real estate companies that buy and sell a high volume of homes. Though iBuyers are only available in 30–40 cities so far, major companies like Opendoor and Offerpad are expanding into new cities every month.
Because iBuyers have slim profit margins, they look for homes they can purchase and resell with minimal work. They won’t typically buy distressed properties or older homes built before 1930–1950, depending on the specific iBuyer’s criteria.
| iBuyer purchase criteria |
|---|
| 🏠 A single family residential home, condo, or townhome |
| 🌻 On a 0.5 to 1.5 acre lot |
| 🆕 Built after 1930 |
| 📌 Within an eligible service area |
| 💰 Valued at $100,000 to $600,000 |
Like cash buyer companies, iBuyers move quickly. Most provide a preliminary cash offer within 24–48 hours and close in as little as two weeks. With a company like Offerpad, you can sometimes close in just eight days.
But unlike cash buyer companies, iBuyers pay much closer to fair market value for homes — in part because they’re selective about the homes they purchase.
You’ll still have to pay for repairs the iBuyer’s inspectors identify and a service fee that’s comparable to real estate commissions (you can pay from the proceeds of your sale). But you may walk away with nearly as much as you’d earn on the open market.
Local real estate investors: Best for as-is properties with potential
If you don’t want to work with franchise companies that buy houses for cash, you have other options.
Local real estate investors are always on the lookout for properties. These cash buyers generally fall into two categories:
- Flippers, who renovate and resell properties
- Landlords, who renovate and rent properties
Selling to a local cash buyer is best for homeowners willing to network and negotiate with investors in their community, typically through in-person meetups or online forums. You can also use third-party companies, such as Sundae, that make introductions to real estate investors.
These specialized buyers often purchase properties as is — particularly if your home is in a desirable location or has considerable resale potential or rental value.
Because investors buy and sell properties frequently, they can usually make you a fast cash offer and close on your timeline. Their funding sources may also allow them to skip the lengthy closing process traditional lenders require.
Real estate investors can drive a hard bargain, however, since they primarily earn money by acquiring homes for less than fair market value. Only engage with these investors if you’re certain about your bottom line and know how much your home is worth.
For example, house flippers almost never pay more than 70% of the home’s after-repair value. Landlords base their pricing on the property’s potential revenue and usually look to earn 2% or more of the home’s purchase price each month.
Before you sign a contract with a home buying company, we highly recommend getting multiple offers so you can compare your options and make sure you get a fair price.
Quickly find and compare multiple cash offers
If you’re looking to get a cash offer on your house, Clever Offers is a great place to start. Clever Offers will match you with a top local realtor, who will help you screen and compare offers from top cash home buyers in your area. You’ll also get a free professional home valuation, so you can compare each cash offer against your home’s market value.
💸 Get cash offers from top local buyers now!
Who should consider cash home buying companies?
Companies that buy houses for cash are worth considering if your top priority is selling quickly, not making the most money from the sale. Whether a “we buy houses” company or an iBuyer is a better option depends on your location and home’s condition.
Franchise and local home buying companies that offer to buy your house for cash can be a good option if you’re facing a situation like a foreclosure or the inheritance of a vacant or distressed property.
iBuyers are best for sellers who want a convenient, fast sale for a home that’s in good condition. They’re a better option than “we buy houses” companies because they pay closer to market value for homes. However, many sellers won’t qualify for an iBuyer offer. All iBuyers have strict purchase criteria and are only available in select markets.
Most homeowners will make the most money by working with a real estate agent who specializes in quick sales. You’ll almost always get a higher sale price on the open market. But even if you need to sell quickly and don’t have time for a traditional sale, it’s still a good idea to talk to an experienced local realtor before you accept a cash offer.
Many realtors have relationships with top local cash buyers (and know which ones to avoid). Your agent can help you request cash offers from trustworthy local house buying companies. They can also help you compare your options to find the best way to sell your home within your timeline for top dollar.
Pros and cons of selling to companies that buy houses for cash
| ✅ Pros | ❌ Cons |
|---|---|
| Fast closing in as little as 7–10 days | You’ll walk away with a lot less money than what your home is actually worth on the open market. |
| More flexibility with a later closing if you need more time. | No agent to represent your best interests. |
| No sale contingencies, avoiding pitfalls that can hurt deals relying on financing. | Most companies allow little room for negotiation on their offers. |
Are home buying companies a good option for selling your house?
If you own a home that’s in poor condition and needs extensive repairs, a cash home buying company like We Buy Houses might be your best option. They’ll give you a quick offer, cover all of the closing costs, and even fix up the home after you sell. The downside is you won’t get a very competitive offer.
If your home needs only minor cosmetic repairs, you’re better off selling your home to an iBuyer or on the open market with a real estate agent.
In general, a cash buyer is less likely to walk away from a home sale. A cash offer comes without a financing contingency — a common clause most buyers include to protect themselves in case they can’t secure a mortgage and need to back out of the sale. A cash buyer already has access to the funds needed to purchase your home.
Cash buyers are becoming more common
In 2021, all-cash purchases of houses hit a record high of 30% of all residential real estate transactions. However, these cash buyers aren’t all companies — this number also includes individuals who bought houses using all-cash offer services (power buyers) like Knock and Orchard. These services front cash for the homebuyer, then settle up later when the buyer secures a traditional mortgage.
Should I sell with a real estate agent instead?
You should consult a real estate agent before entertaining offers from cash home buyers — even if you need to sell your home quickly and don’t have time to make any repairs.
A real estate agent will give you a free, no-risk home valuation, allowing you to compare your home’s value to the cash offers you receive.
In today’s real estate market, there are buyers who are willing to purchase homes quickly and in as-is condition. By talking to a realtor, you’ll be able to determine whether listing on the open market is the right fit for your timeline — or whether a cash buyer is a better fit.
Need help finding a great real estate agent? Clever matches you with top local agents from well-known brokerages like Century 21 and RE/MAX. You’ll find out how much your home is worth and make sure you’re getting a fair price for your home!
Companies that buy houses for cash near me
FAQ about companies that buy houses for cash
Are cash offers for houses legit?
Many regional and national companies make legitimate cash offers to purchase houses, but "we buy houses" scams do exist. You should never have to pay any 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. To put that into perspective, if your home might be worth $300,000 after being rehabbed, and a "we buy houses" company estimates repair costs to be $40,000, they'll offer only $170,000.
Methodology
Our company ratings are based on:
- Potential profit: We weighed this factor most heavily. We considered the maximum potential offer you’d get from each company, as well as fees or expenses that would lower your take-home pay.
- Time to close: We also heavily weighed this factor, because many sellers are on a tight deadline when they consider companies that buy houses for cash.
- Service quality: We lowered a company’s rating if the company has inconsistent service quality across locations.
- Availability: We lowered a company’s rating if the company is available only in a few markets.
Recommended reading
Are “We Buy Houses” Companies a Ripoff? 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.
Should You Avoid Listing FSBO on Zillow? Read This First: Is it worth it to list FSBO on Zillow? Find out the true cost of Zillow for sale by owner fees, tips to improve your listing, and more.
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