Published
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Written by
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Edited by Jessica Johansen
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Reviewed by Katy Byrom
Written by Franklin Schneider
Edited by Jessica Johansen
Reviewed by Katy Byrom
Should you use Grandview Homes? | How much does it pay? | Grandview Homes reviews | How it works | Grandview Homes vs. competitors | Purchase criteria | Locations | FAQ
Grandview Homes is a regional cash buyer in Illinois 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.
Like most cash investors, Grandview’s offers are almost always below market value. But many reviewers said they felt their offers were fair, and a handful said Grandview Homes made the best offer out of several companies they compared.
We recommend comparing multiple offers before making a decision. That’s why we recommend Clever Offers. They’ll gather quotes from multiple cash buyers and find the best one for you. Fill out this form to get started today.
Grandview Homes at a glance
| Feature | Value |
|---|---|
| ⭐ Customer rating | 4.6/5 (198 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 and Wisconsin |
Should you use Grandview Homes?
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. You also don’t have to pay any closing costs, realtor commission, or pre-sale expenses like home staging. And there’s none of the stress and suspense of a conventional sale as you wait weeks or months for a qualified buyer.
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. You can typically get a much better sale price through a conventional sale with a real estate agent, but that kind of sale can take weeks or months, especially if the home is in need of major updates.
While most reviews indicate that Grandview’s offer is higher than competitors, a few reviews indicate that sellers sometimes gets a higher offer from a Grandview competitor, so it’s best to do your due diligence before accepting.
Before accepting an offer from Grandview Homes, be sure to get a few other offers from competitors. You should also have a good idea of your home’s potential sale price.
You can comparison shop on your own, with the help of an established local realtor, or with a free service like Clever Offers.
Clever connects you with multiple cash buyers in your area to place competing bids on your home. You can also get a professional home valuation from an experienced local realtor, with no obligation to move forward with an offer or listing.
⚡ Compare all your options side-by-side — no added fees or commitment.
How much does Grandview Homes pay?
While most cash buyers are looking to pay no more than 70% of a home’s after-repair value (ARV) — its potential resale price minus the costs of fixing it up — several reviews mention that Grandview Homes’ offers are higher than the local competition.
However, you can still expect to get less than what a comparative market analysis would value your home at. While some sellers feel that an offer from a cash buyer is a rip-off, those who value a fast, easy sale tend to appraise the company’s offers as more than fair.
What you’re paying for with a below-market offer from a company like Grandview is the convenience of being able to walk away from a hard-to-sell property hassle-free.
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.
Grandview Homes vs. competitors
Grandview Homes is similar to other companies that buy homes for cash, but it offers some unique benefits and drawbacks.
For example, Grandview offers a $10,000 cash payment upon signing a contract, which isn’t a standard procedure among cash buyers. If you need money for moving costs, Grandview should be a top option.
But Grandview Homes likely won’t offer as much as an iBuyer like Opendoor would, since iBuyers typically make offers much closer to market value. However, iBuyers are very selective about which homes they’ll buy, while Grandview buys homes in nearly any condition.
We recommend comparing offers from multiple cash buyer companies before making a final decision. Other cash buyers might make slightly higher offers or offer better contract terms. You can request and compare cash offers on your own, or you can use a free service like Clever Offers.
Here are some of the top-rated competitors to Grandview Homes.
| Company | Customer Rating | Type | Best for | |
|---|---|---|---|---|
|
Compare offers from top cash buyers
Clever Offers |
5/5
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Cash offer network
|
Multiple offers from the top cash buyers
|
Learn More |
Opendoor |
4.2/5
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iBuyer
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Higher offers for homes in good condition
|
Learn More |
We Buy Houses |
4.5/5
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Franchise cash buyer
|
Professional service, fast closings
|
Learn More |
We Buy Ugly Houses |
4.6/5
|
Franchise cash buyer
|
Hard-to-sell homes
|
Learn More |
Service Fee
Time to Close
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.
Service Fee
Time to Close
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.
Service Fee
Time to Close
Our take
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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. 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.
Service Fee
Time to Close
Our take
Details
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We Buy Ugly Houses (also known as HomeVestors) is a good option for hard-to-sell homes. The company makes near-instant offers and it buys homes as-is, so you can walk away with zero hassle. However, with more than 1,000 offices nationwide, service quality can vary by location. 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.
» MORE: Want to find more cash buyers near you? Check out our guide to the best companies that buy houses for cash.
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 selling through a realtor can be a long, expensive process. It takes time to find the right real estate agent. And a conventional sale can take weeks or months, especially if the home is in sub-optimal condition. You also have to pay real estate commission, closing costs, and pre-sale costs like cleaning and home staging, although you can recover some of these costs by using a discount broker.
While the price an investor will pay is going to be lower than what you’d get in a conventional sale, the process is fast and easy. For sellers who aren’t concerned with maximizing their profit from their home sale, the speed and convenience of a cash buyer can be well worth it.
Grandview Homes reviews: What customers have to say
| Site | Avg. rating | Total reviews |
|---|---|---|
| 4.3/5 | 107 | |
| BBB | 4.9/5 | 91 |
| Weighted avg. | 4.6/5 | 198 |
Grandview Homes reviews are mostly positive. The company has an average customer rating of 4.6 out of 5 based on 198 reviews across Google and the Better Business Bureau.
Positive reviews mention a fast, frictionless sale experience, while negative reviews tend to touch on spotty communication and follow-up.
Here are some of the most common themes we saw from reviewers.
What customers love
Common Grandview Homes complaints
✅ Reviewers said their sales were extremely fast
Many positive reviews touched on how fast the sale process was with Grandview Homes.
Selling with Grandview Homes was literally the fastest, easiest way to sell a home.”
— Arlene I., Mar. 2024, Google
This reviewer was able to close significantly faster than closing on a conventional sale.
I received a fair offer and was able to close on the deal in a couple of weeks.”
— Mango M., Spring 2023, Google
✅ Reviewer raved about an easy, stress-free sale process
Several reviewers said their experience selling to Grandview Homes was easy, stress-free, and efficient.
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
✅ Reviewer said Grandview was honest and kept their word
Satisfied reviewers often mentioned that Grandview’s customer service 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
❌ Reviewers said Grandview took months to contact them or failed to follow up at a crucial point
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
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 a week. 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.
- Upon signing, you receive $10,000 upfront.
- 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.
What kinds of homes does Grandview Homes buy?
Grandview Homes buys nearly any kind of home, even if it’s severely distressed. This includes fire-damaged homes, financially distressed homes, abandoned homes, homes with serious roof or foundation issues, and homes with asbestos, lead, or pest issues.
The company doesn’t buy manufactured homes.
Where is Grandview Homes available?
Grandview Homes currently operates in Illinois and Wisconsin.
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?
Grandview Homes generally pays 50–75% of a home’s fair market value. The offer you get factors in estimated expenses, like repairs, maintenance, cleaning, and staging.
What are common Grandview Homes complaints?
A common complaint about Grandview Homes is poor communication.
How does Grandview Homes work?
You’ll schedule a time for a Grandview Homes rep to visit your home, and you’ll get an offer as soon as 24 hours later. You can close on the sale within 7–10 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.
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