Grandview Homes is a regional cash buyer that purchases homes in Illinois, Ohio, and Wisconsin. It offers fast cash sales for sellers who prioritize speed and convenience over profits.
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 felt their offers were fair, and some noted that they were higher than other buyer they'd reached out to. But like most cash buyers, Grandview's offers will almost always be below market value — simply due to the lack of competition.
Before selling to a company like Grandview, we suggest doing some comparison shopping with an offers marketplace like Clever Offers. With Clever, you can compare cash offer options worth up to 100% of your home value, allowing you to sell in as little as 7 days for the highest cash price. Submit a quick form and find your best offers — with no added fees or obligation to move forward.
Grandview Homes at a glance
| ⭐ Customer rating | 4.54/5 (251 reviews) |
| 💲 Offer range | Average* |
| 🤝 How it works | After making an appointment with Grandview, one of its employees will view your home and extend a guaranteed cash offer within 24 hours. If you accept the offer, you’ll receive a contract the same day. You can close in as little as 7–10 days. |
| 💵 Fees & other costs | None |
| 🚦 Purchase criteria | Single-family homes, townhomes, and condos in any condition; no manufactured homes |
| 🌎 Availability | Illinois, Ohio, and Wisconsin |
*Based on an internal survey of 764 real estate investors indicating that house flippers typically offer no more than 70–80% of a home's after repair value
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. 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. [1]
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.
Top Grandview Homes alternatives
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Clever Offers provides a hassle-free way to 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.
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
Cons
- Cash offer options may be limited in some areas
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Opendoor pays much closer to market value than traditional house flippers while still offering the benefit of fast closings and no repairs. For that convenience, you’ll need to contend with stricter purchase criteria, repair deductions, and a service fee of 5%.
Pros
- Pays closer to market value than traditional home flippers
- No need to make repairs or prep your home for sale
- Choose your closing date and change it if needed
Cons
- Final offers can be significantly lower than the initial estimates
- Stricter purchase criteria than traditional home flippers
- Repair deductions and 5% service fee can eat into profits
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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
Offer Rating
Service Fee
Time to Close
Our take
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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.
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
» MORE: Want to find more cash buyers near you? Check out our guide to the best companies that buy houses for cash.
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.
Is Grandview Homes legitimate?
Yes, Grandview Homes is a legitimate cash buyer.
The company was founded in 2009 by Tom Detelich and Ken Bernhardin. It started in the Chicagoland area and has since expanded its operations to Wisconsin.
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.
Where is Grandview Homes available?
Grandview Homes currently operates in Illinois, Ohio, and Wisconsin.
Grandview Homes reviews: What customers have to say
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 4.9 | 100 |
| 4.3 | 151 | |
| Weighted Average: | 4.5 | 251 |
Grandview Homes reviews are mostly positive. The company has an average customer rating of 4.54/5 based on 251 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.
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.
— Raymond R., Mar. 2025, Google
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."
— Diane M., Dec. 2024, Google
I received a fair offer and was able to close on the deal in a couple of weeks."
— Mango M., Spring 2023, Google
When finally being in the position to be able to sell a vacant, inherited property, I wanted to get through the process as promptly and stress-free as possible. That is precisely what I experienced, on top of what was a very fair offer for the property."
— Jamie P., Nov. 2023, Google
✅ 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."
— David S., Feb. 2024, Google
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."
— Peter L., Jan. 2025, Google
❌ Disappointing offers on homes in good condition
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."
— Kenneth S., Mar. 2024, Google
❌ Grandview's team took months to respond or failed to follow up at all
Some negative reviews described spotty communication and even being ghosted by Grandview Homes representatives.
A year ago when were wanting to sell it our home they did not respond to online requests on their website or phone calls. Several months later we finally received a call from someone asking if we were still looking to sell. By that time we had already sold the house the traditional way."
— Maureen O., Oct. 2023, Google
Another reviewer was told by a Grandview Homes rep that they would recheck their comps and give them a revised offer — but the rep never contacted them again.
Employee was going to recheck the comps because he was too limited in his 1st attempt and get back to me in 1 week. Never received a offer or any sales price."
— Jamie H., Spring 2023, Google
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.
Grandview Homes vs. a realtor
A cash offer from a buyer like Grandview Homes is almost always going to be significantly lower than the price you’d get from a conventional sale with a realtor, even taking into account the price hit you’d take by selling your house as is.
But listing with a realtor will generally take a lot longer — months, rather than weeks — especially if the home is in sub-optimal condition. You'll also have to pay realtor commissions, closing costs, and other selling costs like cleaning and home prep.
While an agent can't guarantee a fast sale like Grandview Homes can, you could still sell incredibly quickly if you find a real estate agent with the right experience and selling strategy.
You can also save significantly on realtor fees by working with one of the top low commission realtors in your area. These agents offer the same full service as a traditional realtor, just at a lower rate (like 1.5%).
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?
The offer you get from Grandview Homes will depend on factors like your home's condition and location, estimated repair costs, and the amount of time needed to complete the renovation. Most cash home buying companies pay no more than 70–80% of a home's estimated value after repairs.
What are common Grandview Homes complaints?
A common complaint about Grandview Homes is poor communication.
How does Grandview Homes work?
Youll schedule a time for a Grandview Homes rep to visit your home, and youll get an offer as soon as 24 hours later. You can close on the sale within 710 days of accepting the offer. Learn more about how Grandview Homes works.
Related reading
How Can I Sell My House Fast Without Losing Money? Need to sell your house fast? Here's how to do it WITHOUT losing money or getting ripped off by a shady cash buyer.
What to Know Before Selling a House in Poor Condition: Our guide breaks down all your options for selling a house in poor condition, including the fastest ways to sell and how to get the best possible offer.
We Buy Houses Reviews: This company that buys houses for cash has a nationwide presence and has bought homes from more than one million customers. But does its cash buyer program make sense for you? Find out here.
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.