Homeward Review: NOT Your Average Cash Buyer

Homeward's unique business model provides the benefits of a fast cash offer while helping homeowners get close to full market value for their properties.

You can either sell directly to Homeward for cash or make a cash-backed offer on a new house before putting your current home on the market. When you're ready to move, you can list your home with a realtor of your choice and keep any additional proceeds from the sale — minus Homeward's original offer price, program fees, and added selling costs, which can add up quickly!

While you could possibly make more overall from selling with Homeward, other cash buyers may offer a more straightforward process and lower service fees. 

» JUMP TO: How much it pays | Who it's for | Homeward reviews | How it works | Homeward vs. competitors | Purchase criteria | Locations | FAQ

Homeward at a glance

Who does Homeward work best for?

Homeward works especially well for those who want to:

• Sell a house fast for cash without sacrificing their home equity. Its cash offer allows you to unlock up 89% of your home value right away, then list with a realtor for any additional proceeds (minus the company’s fees and carrying costs). 
• Buy and sell simultaneously. Homeward's Buy Before You Sell program lets you leverage the value of your current home to buy a new house before you list. 
• Buy in a competitive market. With Homeward, you can get approved for traditional financing, then make a cash offer guaranteed by Homeward —  signaling to sellers that you can close faster and with more certainty than a traditional buyer.

Homeward strives to help home sellers get close to, or more than, fair market value for their home — even when they need to sell fast. After you accept Homeward's offer, the company will work with your realtor to list your home on the open market and pass on any additional proceeds from the home sale.

However, the convenience of Homeward’s services comes at a cost, with additional fees you wouldn’t have if you only went with a realtor. These include a program fee and carrying costs (i.e., what it costs Homeward to temporarily own and maintain your home during the listing period). You can reduce some of the fees by using their mortgage and title services. Additionally, Homeward lets you choose your own agent to list your home. So you can save on real estate commission fees by selecting a discount broker who offers full services at a reduced price. 

Additionally, Homeward’s eligibility requirements may be a deal-breaker for some sellers, like if you’re selling a home that needs repairs. In that situation, you may need to consider other cash home buyers, such 'we buy houses' companies and local investors, that are willing to work with properties in poor condition.     

How much does Homeward pay?

When you sell directly to Homeward, you'll get a cash offer worth up to 89% of your home value. Homeward will then work with your realtor to list and market the home, allowing you to keep any additional revenue from the sale — minus your agent's commission, Homeward's 6.5% program fee, and additional selling costs.  

Homeward reports that 94% of sellers make additional money on the second transaction. However, if you don’t want to list on the open market – or are concerned about the program fees – you may want to shop around and compare offers from other cash buyers.

⚡ Take the guesswork out of selling your house with Clever Offers: Compare offers from leading cash buyers like Homeward, Opendoor, and a nationwide network of investors. Review offers with no obligation, and sell on your timeline for the highest possible price. No added fees or commissions. Request offers.

Homeward fees and other costs

Homeward’s fees range from 1-–6.5%, depending on the program. Home sellers are also responsible for carrying costs — the amount it costs Homeward to maintain temporary ownership of your home – whether you sell to Homeward for cash, then list, or buy with Homeward's cash, then sell. These expenses are on top of standard closing costs and whatever real estate commission rate you agree to with your agent. 

Altogether, selling with Homeward can cost you as much as 13.5% of your home sale price or more. However, you won’t pay these fee until closing, and you can get credits applied at closing to reduce the fee if you use Homeward's mortgage and title services.

Customers often acknowledge that there is a sizeable cost to doing business with Homeward. However, Homeward's unique business model — allowing you to list your home for more money after accepting its cash offer worth 89% of your home value — means you may still earn more selling to Homeward than to another company that buys houses for cash. 

Homeward claims that most sellers earn 10% more on average compared with selling to a traditional investor, even when considering program costs and agent fees. And since you can choose your own listing agent, you may be able to save by selecting a full-service realtor offering lower commission rates.

Customers who take advantage of Homeward's Buy Before Your Sell program also report being able to make more money overall — and with a lot less stress than trying to buy and sell the traditional way. 

"While you end up paying more for using Homeward," says Christian B. in June 2023, "I believe we ended up saving money in the long run by being able to negotiate our buying price down, avoiding high-cost, short-term rentals during the transition, and taking the credits that Homeward gave us for using their title company."

Homeward vs. competitors

Homeward’s programs can help sellers get out of their old home quickly — whether selling to Homeward for cash or using Homeward's cash to buy a new house before you sell. The company also offers flexibility, letting you find your own real estate agent or lender. Buyers working with Homeward can make a cash offer to provide a seller with certainty and increase the competitiveness of your offer.  

However, Homeward may not work for homeowners who want to sell their house as-is or are facing difficult financial situations, like foreclosure. In these situations, another company that buys houses may be a good option.  

The following competitors are also highly rated and may provide more competitive offers or compelling perks.

» MORE: Want to find more cash buyers near you? Check out our guide to the best companies that buy houses for cash. 

Homeward vs. a realtor

Homeward offers some benefits that a traditional realtor can’t provide. Unlike a listing agent, Homeward can provide sellers with a quick cash offer for up to 89% of their home’s market value or a guaranteed sale when buying and selling if your home qualifies.

However, working with Homeward comes with an additional expense — and you’ll still be using a realtor and paying commission fees. 

But you can save by selecting a discount broker that offers the same full services of a traditional realtor but for lower real estate commission fees. 

For instance, the discount broker can use their local market knowledge to help you set a competitive asking price, provide a comparative market analysis, list and market your home for you, and negotiate with buyers on your behalf. Buyer’s agents can also help you find a home to purchase, negotiate with sellers, and close the deal.   

Homeward reviews: What customers have to say

Homeward reviews are mostly positive. The company has an average customer rating of 4.5/5 across 1,203 reviews across the web.

Positive reviews focused on experiencing a smooth, transparent buying and selling process. Many reviewers felt the convenience of the service made up for the fees. Additionally, several reported they felt they were only able to get their dream home due to being able to make a competitive cash offer. 

Negative reviews focused on communication issues due to working with more than one Homeward member, confusion regarding Homeward’s fees, and experiencing delays, which either affected the closing date or when they received payment from Homeward.

Here are some of the common themes we see from Homeward customers.

✅ Easy, simultaneous buying and selling

Many positive reviews point to an easy process that helped sellers reduce their stress about buying and selling at the same time — making the program costs worth it.

"Using Homeward helped us in a number of ways throughout the process. For one, we had a stronger negotiating position when we found the house we wanted. Then, we were able to move in sooner while still working to sell our old house, and since we have small children, this was a real blessing.

While you end up paying more for using Homeward, I believe we ended up saving money in the long run by being able to negotiate our buying price down, avoiding high-cost short-term rentals during the transition, and the credits that Homeward gave us for managing both the title on both sides of the transaction."

– Christian B., June 2023, Trustpilot

"Homeward helped us get our dream home. I don’t regret using them at all, despite the price tag. It’s worth it! Some individuals in the process are over-the-top helpful, and some aren’t. The helpful ones usually make up for the others, but overall, they want to help you and get you into your home."

– Miranda M., April 2024, Google

A review from a realtor whose client used Homeward wrote:  

"What stands out about Homeward is how it seamlessly integrates into the real estate process, allowing agents like myself to be actively involved in both the buying and selling aspects for our clients. One of the key benefits of using Homeward is the financial flexibility it offers to clients. It alleviates the pressure of having to sell their current home hastily, ensuring they get the best deal possible while also securing their new dream home."

– Amy L, December 2023, Google

✅ Knowledgeable team members who can handle complex transactions

Reviewers with complicated transactions also appreciated the knowledge and support from their Homeward team.

"We were pleased with our experience and would recommend. We had a rather complicated process wherein the property we wanted was an estate sale, and the documentation needed to close was extensive. We tried using a different title company as well but ended up coming back to do everything in-house with Homeward. We had done our homework to get ready to buy a home on the front end, so closing was a breeze once the estate matter was settled. We had an edge over other buyers to make a cash offer and when we realized our budget needed a stretch for the home we wanted, Homeward helped make it happen almost overnight."

– Roselynn, July 2022, Trustpilot  

✅ Getting an edge over other buyers with a competitive cash offer

Several reviews from home buyers noted that without being able to make a cash offer, they would not have been able to buy their dream home. 

"Highly recommend this service. We were able to buy the house we wanted as a cash buyer and were told they would have accepted the other offer if not. I did not have to qualify for two mortgages as this gave me time to sell my home. Loan approval was very easy and I was able to have the final close 28 days after Homeward bought the house."

– Stephen H., July 2023, Google

Another reviewer wrote:

"Homeward enabled me to be a cash buyer and get the home of my dreams. So pleased with my experience."

– Denise B., May 2024, Trustpilot

❌ Confusion regarding fees

A few reviewers were surprised by some of the costs and fees after signing with Homeward, and felt like the information wasn’t fully disclosed prior to signing with Homeward.

"Fees not fully disclosed until less than 1 hour before closing. Because you have already moved in when you close, because of the program, you have no choice but signing. The actual fees were 80% higher than initial disclosure. Initial fees not disclosed upfront — so although very nice people — opaque process." 

– Leah M., July 2022, Trustpilot

❌ Cancelled or delayed closings

Some negative reviews mentioned that Homeward canceled the contract to purchase their house at the last minute or delayed their payment after closing.

Homeward Backed out of deal after we moved out! Homeward made us an offer and we agreed to move out of our home in 14 days. We moved out and then Homeward backed out of the agreement. We are screwed. We have put money and we now have to register our home. This was the worst thing that could happen and we now have two mortgages because of Homeward. DONT TRUST THEM!

 – Jamie D., May 2024, Trustpilot

A few reviewers also reported delays in their final payment. 

"We were told we’d receive funds for the final payment day of closing. It took Homeward 13 days to fund and having to ask several times for them to send the payment." 

– Stacey, February 2024, Trustpilot

How does Homeward work? 

Homeward has two services for selling your home: Sell to Homeward and Buy and Sell with Homeward. The company also offers a Buy a Home with Homeward service for buyers. It also offers financing through Homeward Mortgage and title services through Homeward Title. You can reduce program fees if you use these services.  

Get a cash offer from Homeward

The Sell to Homeward program lets you sell to Homeward with a cash offer of up to 89% before you list on the open market. This Homeward Offer provides customers with a quick cash sale and time to put your home on the open market. Customers receive the additional proceeds from the open market sale.  

There is a flat service fee of 6%, and you will also have to pay additional standard real estate transaction fees. The fees will be detailed in your preliminary and final offers.

Here’s how the process works.

Step 1. Find a local realtor 

You and your agent will be working with the Homeward team, so you’ll want to find the right real estate agent for you before proceeding. 

Step 2. Get approval and a Homeward Preliminary Offer

Your eligibility and Preliminary Offer will be determined. The Homeward Preliminary Offer provides a detailed breakdown of the preliminary offer, fees, and estimated earnings. On the offer, you will see Homeward Program Fee plus other standard real estate transaction fees that you would need to pay even if you didn’t go with Homeward.

The Preliminary Offer is based on an automated valuation model (AVM) or your opinion of your home’s market value. You typically receive the Preliminary Offer within 24 hours. It is not the final offer but provides you with an estimate.

Step 3: Finalize the Homeward Cash Offer

If you want to move forward, your agent will finalize the offer through the Homeward Application. At this point, your agent will assist you in taking pictures of your property, completing basic property information, and submitting a comparative market analysis (optional).

Step 4: Accepting the Homeward Cash Offer and Closing

If you accept the final offer, you will receive a cash offer on your home and close on your home. You typically will be paid within 21 days of the closing, though sometimes there may be some variability. 

Step 5: You Agent Lists Your Home on the Open Market

After closing with Homeward, your agent will proceed with listing your home on the open market, so you can get a top-dollar offer.  

Step 6: Receive the Additional Proceeds After Your Home Sells on the Open Market 

Homeward will pass on the remaining proceeds from your open market sale after this second closing, minus any additional standard real estate transaction fees and closing costs.

Buy-before-you-sell with Homeward

Homeward buys your new home for you with cash. This allows you to move on your own timeline before you list and sell your old home. Once you sell your old house, you use the proceeds to buy your new home from Homeward. 

Some benefits of the program include:

• Ability to make a cash offer with no contingencies on a new home
• Ability to sell your existing home on the open market
• Guarantee offer from Homeward on your home sale
• Avoid having to live in your old home while doing showings
• Moving to your new home before you list your existing home 

This program has a 2.4% service fee, but you can reduce the cost to 1.9% if you use the Homeward Mortgage services.

Here’s how it works.

Step 1. Find a local realtor 

You and your agent will be working with the Homeward team, so you’ll want to find the right agent or agents to help you buy a new home and sell your existing one.  

Step 2. Get approved

The approval process determines your eligibility and the amount of your Homeward Cash Offer. You and your agent will work closely with a Homeward Loan Officer Assistant to help you complete and submit your application. 

If you haven’t already found a new home, you can work with your agent during this time to find one. You’ll likely be in contact with other Homeward team members, such as the Customer Experience Manager who helps you navigate the Homeward process. 

Step 3: Making an Offer on a New Home

Once approved, you and your agent can make a cash offer to a potential seller on the home of your choice. Your real estate agent will make the offer request through Homeward’s platform and work with your assigned Customer Experience Manager to write an offer. 

You’ll likely be selecting a lender during this time. You can work with Homeward’s Mortgage company or another of your choice.

Step 4: Finalizing Your Offer and Closing on the New Home

If the seller accepts your offer, Homeward will close on your new home — called the Homeward Purchase. You may need to pay your earnest money deposit during this time and finalize your loan. 

You’ll complete the closing and paperwork, including a Customer Purchase contract and residential lease, essentially letting you rent your new home from Homeward until you can buy it back. 

Step 5: Move Into Your New Home

You can now move into your new home whether your old home has sold or not. Homeward does require that you list your old home within two weeks after closing on the new home. You can rent the new home from Homeward for up to six months.  

Step 6: List and Sell Your Old Home 

Your agent will help you prepare and list your old home on the open market. You will have up to six months to sell. If your home doesn’t sell, Homeward can buy your old home for the guaranteed price, up to 89% of the market value. 

Step 7: Buy Back Your New Home from Homeward

If you're leasing your new home from Homeward, you can now buy back your new home using the proceeds from the sale of your old home. Your agent will assist you with the closing — called the Customer Purchase. There will be a new contract for this second closing.

According to Homeward, most Buy Before You Sell clients are able to buy back their new home in 45 days.

Homeward does not mark up the house price when you buy it back. But you will need to pay the carrying costs — essentially the cost of holding the home for you until you buy it back. Homeward calculates carrying costs by day and does not mark up the costs.

Make a Cash Offer with Homeward

The Homeward Make a Cash Offer allows you to buy a home with a Homeward Offer, even if you don’t have a home to sell. The Homeward Offer provides you with a cash offer so you can make a competitive offer on the home of your choice.

The Homeward Make a Cash Offer has a program fee of 1.9%. But you can reduce this fee to 0% if you use a Homeward Mortgage.

Here’s how the program works.

Step 1. Find a local realtor 

You and your agent will be working with the Homeward team, so you’ll want to find the right agent or agents to help you buy a new home.  

Step 2. Get approved

The approval process determines your eligibility and the amount of your Homeward Cash Offer. You and your agent will work closely with a Homeward Loan Officer Assistant to help you complete and submit your application. 

If you haven’t already found a new home, you can work with your agent during this time to find one. 

Step 3: Making an Offer on a New Home

Once approved, you and your agent can make a cash offer to a potential seller on the home of your choice. Your real estate agent will make the offer request through Homeward’s platform and work with your assigned Customer Experience Manager to write an offer. 

You’ll likely be selecting a lender during this time. You can work with Homeward’s Mortgage company or another of your choice.

Step 4: Closing on Your Terms

If the seller accepts your offer, you can close on the property directly with traditional financing or have Homeward buy the new home with your Homeward Cash Offer for you. Homeward will later sell you your home back to you for the same price when you are ready. 

Other Homeward services

You can use Homeward’s services with any lender, but there are benefits if you choose Homeward’s Mortgage and Title services. 

Customers who use Homeward Mortgage get "lender credits" at closing when buying their house back from Homeward. This reduces — or sometimes removes — the Homeward’s service fee, depending on the program.

While the savings is a benefit, you’ll want to shop around to see if you can get a better rate or lower fees elsewhere that will save you more in the long run.

Homeward Mortgage does offer competitive rates and provides a best price guarantee, where it will match more competitive offers up to 1% of the loan amount.

What kinds of homes are eligible for Homeward?

For sellers, Homeward accepts most single-family homes and fee simple townhomes valued at $200K to $1.7 million. Homes also should be built after 1950 or renovated and on lots under five acres. Additionally, you’ll need to meet conventional financing standards.  

Buyers can purchase most types of homes with a Homeward Offer, including new construction.

Homeward’s eligibility requirements are more stringent than many ‘we buy houses’ companies that are more likely to work with sellers whose homes need a lot of work or who are behind on their mortgage. 

Your old home may not be eligible for some programs if it:

• Has unpermitted additions
• Is under renovation
• Has an active or coming soon listing on the MLS
• Is occupied by tenants with a lease in place
• Is a multi-family dwelling, condo, mobile or manufactured home, land lease, lot purchase, or commercial building

In these situations, we recommend you consult an iBuyer, an experienced real estate agent in your area, or a cash buying company.

Where is Homeward available?

Homeward’s services are available in 12 states across the US. The states Homeward operates in include:

• Arizona
• Colorado
• Florida
• Georgia
• Maryland
• North Carolina
• Oregon
• South Carolina
• Tennessee
• Texas
• Virginia
• Washington

According to Homeward’s website, the company plans to expand into California.

Frequently asked questions

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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.