10 Top Companies That Buy Houses for Cash

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  Written by Michael Warford

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  Edited by Katy Byrom

Contents: Best cash buying companies | Types of cash buyers | Cash buyers near you | How much do they pay? | Pros and cons | Cash vs. realtor | FAQ

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 get you thousands more from your home sale. So before you sign a contract, we recommend comparing offers from multiple companies to ensure you’re getting a fair price.

Clever Offers can get you multiple offers from carefully vetted cash buyers — simply fill out this form and they’ll find the best offers in your area.

10 of the best companies that buy houses for cash

Reviews for companies that buy houses for cash

Companies that buy houses for cash near you

If you’re looking for a cash offer on your 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.

Types of companies that buy houses for cash

House flippers | Buy-and-hold investors | iBuyers | Home trade-in services

House flippers: Best for homes in poor condition

House flippers include local mom-and-pop operations and nationally-known cash home buying companies like We Buy Houses and We Buy Ugly Houses. House flippers do just as their name suggests: purchase homes at a bargain to flip them for a profit. 

Speed is often the reason for selling to this type of buyer. 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 house flipper will usually be able to purchase it as is, without requiring any repairs.

Buy-and-hold investors: Best for as-is properties with rental potential

Like house flippers, buy-and-hold investors purchase properties at less than market value with the goal of fixing them and renting them out for a profit. However, rather than making money through quick flips, they earn a profit through steady rental income and gradual home price appreciation. 

iBuyers: 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.

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

Home trade-in (or ‘buy-before-you-sell’) services like Knock 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. 

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 deal with showings while they list the property. 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
• No agent representation
• Less room for negotiation

❌ Lower sale price

“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 take into account the costs of repairs and renovations, as well as our desired profit margin.”

However, not all investors stick to the 70% rule — in fact, some of the cash buyers we spoke to said they’d go as high as 85% or more in certain situations — so you should shop around and compare offers. A free service like Clever Offers can help.

❌ 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 much do cash buyers pay?

You can typically make anywhere from 70–85% of your home’s market value selling to a company that buys houses for cash. 

However, 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
• A buyer’s investment strategy and expected return on the investment

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’re getting 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 that 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 in the range of 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. Verify that the buyer has the cash to close the deal by asking for proof of funds.
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 proceeds of the sale.
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.

Selling to a cash buyer vs. selling 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.

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 that’s 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

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.

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