Mark Spain Real Estate is a traditional real estate brokerage that advertises a guaranteed cash offer. However, we don't recommend it to sellers who are serious about selling their home for cash.
Multiple reviews (including from a former Mark Spain agent) mention that the guaranteed offer is primarily a marketing ploy to get sellers to sign a listing agreement with a Mark Spain agent.
Additionally, one of the major benefits of selling to a cash buyer is the ability to bypass realtor commissions, since you'll be selling directly to the investor. But if you get an offer through a Mark Spain agent, you'll need to pay a standard realtor commission, which could cost you 3–6% on an already discounted home sale price, since investors typically pay far less than market value.
Before signing with Mark Spain, we recommend getting offers directly from cash buyers — or using a free service like Clever Offers to find the best cash offers on your behalf.
Clever Offers is a faster way to source offers from trusted cash buyers in your area. Simply send them a few details about your home, review offers without obligation, and sell your home in as little as 7 days — with no added fees or commissions.
Mark Spain Real Estate at a glance
| ⭐ Customer rating | 4.66/5 (4,483 reviews) |
| 💲 Offer range | Likely average* (50–70% of potential market value) |
| 🤝 How it works | Get a cash offer in as little as 48 hours and close in as little as 3 weeks |
| 💵 Fees & other costs | Realtor fee (~2.5–3%) + closing costs (~1%) (these fees are applicable whether you list with an agent or accept a cash offer) |
| 🚦 Purchase criteria | Single-family home, built after 1950, valued between $50,000 and $1.5M, owner-occupied or vacant, not distressed |
| 🌎 Availability | 16 major metros across FL, GA, NC, SC, TN, and TX |
*Based on a survey of 764 real estate investors indicating that 56% of house flippers offer no more than 70% of a home's after repair value (ARV), while fewer than 1 in 4 offer 80% or more; customers who opt to list with a Mark Spain agent instead of accepting a cash offer may receive significantly more for their home on the open market
Should you use Mark Spain Real Estate?
Mark Spain Real Estate may work for you if you'd prefer to have an agent represent you in an all-cash sale or if you're on the fence about selling for cash vs. opting for a traditional listing.
Mark Spain is a legitimate real estate brokerage with solid reviews of its agents. However, other realtors can also get you a cash offer and may offer lower commission rates than Mark Spain.
If you know for sure that you want to sell for cash, there are plenty of alternatives to explore before going through a full-priced real estate agent — including 'We Buy Houses' companies, iBuyers, and cash offer marketplaces like Clever Offers.
Below are some of our top recommendations.
Is Mark Spain Real Estate legitimate?
Yes, Mark Spain Real Estate is a legitimate full-service brokerage that can connect you to a buyer's agent or seller's agent. The company can also help you get a cash offer on your home through its Guaranteed Offer program.
Mark Spain Real Estate was founded in 2016 by Mark Spain, who is the company's current CEO.[1] The brokerage started in Georgia and now serves seven states. It primarily makes money by charging sellers a realtor fee (whether they list traditionally or accept a cash offer).
The company has received many awards, including placing on RealTrends' list of top 1,000 real estate teams in the US for 7 years in a row.[2][3]
Higher Tech Realty, which works under Mark Spain's umbrella, was named as a defendant in a 2023 Georgia case targeting the National Association of Realtors and several brokerages for inflating realtor commissions.[4] This is part of a much larger movement in the real estate industry that will likely change how realtors get paid.[5]
How much does Mark Spain Real Estate pay?
Mark Spain Real Estate doesn't buy homes itself. Instead, when you request a cash offer, the company attempts to secure one for you from an investor in its network.
The offer you get depends on which investors Mark Spain works with in your area. In some cases, you might not even get an offer because the company doesn't have investors available near you, which happened to this Reddit user. In other areas, Mark Spain works with Opendoor, which makes higher offers than traditional cash buyers. However, you'll be paying your Mark Spain agent a commission on top of Opendoor's service fee.
Most investors pay no more than 70–80% of a home's after repair value — it's potential resale value after renovations are complete, minus expenses).
Matthew Coan, the owner of Cash Savvy Home Buyers, confirms that "most honest, hard-working real estate investors are looking to make 30% profit on any deal they make. That is 30% profit from the total cost of buying the property, renovating it, then staging, listing, utility costs, and taxes."
However, Coan notes that "not every investment property is the same. A house that needs a ton of work done to it will get a much lower offer than a home that just needs a new roof and a fresh paint job."
Mark Spain Real Estate fees and other costs
| 💸 Cash offer fee* | ~2.5–3%** |
| 🏡 Listing fee | ~2.5–3%** |
| 🤝 Closing costs | ~1% |
*For agent representation during a cash offer sale. **Company rep declined to tell us commission rates, but 2.5–3% is typical across the US.
If you list a home with a Mark Spain Real Estate agent, you'll pay your agent a commission. A company representative declined to specify rates, but you'll likely pay around the average realtor commission of 2.5–3%.
If you decide to accept a cash offer, you'll also have an agent represent you, and you'll pay a realtor fee. Not paying for agent representation is often a benefit of selling to a cash buyer, but this isn't the case with Mark Spain.
Whether you list or accept a cash offer, you'll also pay the usual seller closing costs. Some other cash buyers, like "we buy houses" companies, cover closing costs for you.
Mark Spain Real Estate vs. competitors
Mark Spain Real Estate has several decent agents on its roster, but may not be the best option if you're looking for a straight cash offer. Before signing listing agreement, consider other cash homebuying companies.
'We buy houses' companies range from nationwide franchises like We Buy Ugly Houses to local house flippers. They buy properties in almost any condition and can often close in as little as 1–2 weeks.
iBuyers and buy-before-you-sell services like Opendoor and Homeward pay closer to market value than house flippers or rental property investors. But they also have narrower purchase criteria, extra program fees, and limited availability.
Cash offer networks like Clever Offers source cash offers from multiple local buyers, which could lead to a more competitive sale price and better terms.
Here’s a more detailed look at our top alternatives to Mark Spain Real Estate.
Offer Rating
Service Fee
Time to Close
Our take
Eligibility
Details
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
Offer Rating
Service Fee
Time to Close
Our take
Details
Eligibility
With Homeward, you get the advantages of a cash offer, plus the additional upside of selling on the open market. Homeward can also help you buy before you sell or buy a new home with a competitive cash offer. But you’ll have to pay a program fee of up to 6.5% on top of the usual home-selling costs.
Pros
- Get a cash offer worth 89% of your home value, then list for additional proceeds
- Or, make a cash-backed offer on a new house before you sell
- In-house mortgage and title solutions that reduce program fees
- Bring your own real estate agent
Cons
- Program fees added to your realtor commissions and closing costs
- Stricter purchase criteria than a typical cash buyer
- Some customers express confusion over fees
Offer Rating
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%.
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
Offer Rating
Service Fee
Time to Close
Our take
Details
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.
Mark Spain Real Estate vs. a realtor
You can get a cash offer from Mark Spain Real Estate or list with one of its realtors. In either case, you'll pay a realtor fee and closing costs.
Cash offers are good for sellers who want to sell as quickly as possible. Mark Spain says its Guaranteed Offer program can help customers close in as little as three weeks. However, you'll likely get an offer that's far below market value.
Listing with a realtor is better for sellers who want the highest sale price, but with this method, there's no guarantee you'll sell as quickly.
If you decide to list your home, you may want to look for agents who offer a lower commission than Mark Spain does (e.g., 1.5% vs. 2.5–3%). Saving on realtor fees can be especially beneficial if you're taking a sale price cut because of your home's condition or your short selling timeline.
Mark Spain Real Estate reviews: What customers have to say
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 4.01 | 244 |
| 4.76 | 4,099 | |
| Yelp | 2.9 | 140 |
| Weighted Average: | 4.7 | 4,483 |
Mark Spain Real Estate reviews are mostly positive. The company has an average customer rating of 4.66/5 across 4483 online reviews. Google and BBB reviews vary by location.
Many positive reviews are about Mark Spain's listing service, with customers praising their agent's friendliness, professionalism, and expertise. Some customers even got more money for their home than they were expecting.
However, customers looking for a cash offer were often disappointed. Reviewers complained about bait-and-switch tactics, reporting that the company pushed them into listing instead of actually making a cash offer. Some customers were surprised they had to pay an agent fee even after accepting a lower cash offer.
Here's a breakdown of common themes we saw across reviews in the last year.
What customers love
Mark Spain Real Estate complaints
✅ Helpful, knowledgeable agents
While Mark Spain advertises a guaranteed cash offer, the company's standard operating procedure is to encourage sellers to list their homes on the market instead. Many customers have been happy with their experience selling the traditional way. We came across numerous reviews that mention specific real estate agents and the excellent service they provided.
Colin was great to work with. We went through the cash offer process, which did not work out for me. Gave me time to get my home in order to go to market with continuous support. Once on market worked well with agents looking at home providing fair negotiations ultimately leading to the sale of my home at full asking.
— Anonymous, March 2025, Zillow
N***** is a wonderful person, very professional, very knowledgeable, very helpful in every way. N***** not only helped us sell our house, but she helped us find our forever home. We feel that Naomi became part of our family and we adore her. You won't find anyone better to help you buy or sell a home. N***** thank you so very much… It was a wonderful experience…
— Mark B, March 2025, Zillow
B***** B***** is the best!! I reached out to Mark Spain for a cash offer, and was shortly contacted by B*****. She arranged a convenient time to meet (around my hectic schedule) and walked me through the process, from start to finish. B***** regularly followed up with me, without being pushy or overbearing. She treated me more like a friend than a client, making it a more personal and enjoyable experience. I would definitively use & recommend B***** and Mark Spain."
— Sabrina G., Feb. 2024, Google
✅ Positive outcomes for traditional home sellers
Among those customers who opted to sell with a Mark Spain realtor, several mentioned being able to sell quickly or get an offer that was more than they expected.
T**** S**** was a great real estate agent to work with!! She was very thorough in explaining the process for selling my house. I was able to get more than what I expected on the sale of my home. I will definitely recommend her to my family and friends!
— Devin Latrice R., May 2024, Google
We recently sold our house and used Mark Spain Realty to handle the sale. Tarah Burnett, our agent, made the process painless and stress free. She handled all of the details, and we accepted our final offer 3 days after we began the process. The final offer was very fair and we closed within 2 weeks of accepting the offer. Tarah took care of all of the details and we had to do very little to get ready to close. We are very pleased with the sale.
— James H., Spring 2024, Google
❌ People wanting cash offers are pushed into signing a listing agreement
One of the most common Mark Spain Real Estate complaints is about the company's bait-and-switch tactics. It heavily markets its cash offer program, but when sellers request an offer, the company tries to convince them to list with an agent instead.
If you're just looking for a cash offer, you'll likely have an easier time getting one if you go through an alternative company. And, you won't have to pay realtor commissions when you sell directly to a cash buyer.
I called mark spain to understand their "cash offer guarantee" only wanting to understand how it works. Instead they sent a realtor to my house. I am selling my house and would prefer not to go through showings etc as say in their ads. Sounds great, right!The agent who came to my home told me that this program only works for a small percent of their clients. I was also told that I would have to sign an agreement stating that he would be my exclusive listing agent and that this would have to be signed before they would even consider looking into this program. I was shocked just based upon the tv ads, the supposed happy clients, etc. I feel deceived by this and would not recommend mark spain to my worst enemy based upon how this was handled with me and how I was told that this is how their program works vs what I see on their tv and radio ads.
— Paul R., March 2025, Yelp
Bait and switch... promised cash offer on our home and never gave one.. ads are very misleading... keep trying to get us to list when we said we had no interest in listing and wanted their cash offer."
— Lewis H., Spring 2023, Google
[Mark Spain Real Estate]'s marketing is very strategic. They definitely have that figured out with getting sellers to reach out about the guaranteed offer. The guaranteed offer tho….don’t fall for it! Often times these sellers think MSRE is meeting with them to buy their home because of course, they want a quick sale. That is not the case. MSRE is a real estate brokerage and does not buy homes. The company has a great deal of calls that come in and does keep their agents busy with appointments with this guaranteed offer gimmick. Just know, with the proper training, any agent at any real estate brokerage can offer the same options that MSRE offers.
— LaTanya B. May 2024, Google
This company was a nightmare. My husband and I reached out to them due to offering a guaranteed cash offer. We needed to sell and relocate quickly for work. Never got a cash offer. We were coaxed into putting the house on the market. Barely got any traffic, the signage promised never happened, no open house (was told they weren't beneficial), no online promotion, nothing. ... The home finally sold due to word of mouth and me promoting the home in our local Facebook groups. Literally don't know how they can even expect me to pay an admin fee or commission. They did nothing but lie, be deceitful and make an already stressful process worse. Never use this company."
— Caroline B., Aug. 13, 2023, Yelp
❌ Low cash offers and unexpected fees
Mark Spain provides an agent to represent you during the cash offer process, and it charges a typical realtor commission for that service. The company isn't super transparent about this fee on its website, and some customers weren't aware of it at first.
The TV commercial and promises of a fair cash offer are severely oversold. My offers were 70-75% of the fair market value. My home was in a good real estate market and very good shape with new appliances and new roof. These offers did not include the extra fees which lowers the cash offers below 70%. I will not say that these are predatory practices but one has to wonder.
— Mario F., March 2025, BBB
Got a cash offer from Mark Spain, they dont tell you fees and commissions associated with the all cash offer. We made an extra 30,000 selling as a traditional listing verses the low ball cash offer, It seems to me that the "all cash offer" is just a bait and switch to get their foot in the door for a listing."
— James B., Spring 2023, Google
How does Mark Spain Real Estate work?
Mark Spain primarily advertises its Guaranteed Offer program, which allows home sellers to skip the traditional listing process and sell straight to a cash buyer. Here's how it works:
- Submit your home for an offer. Visit MarkSpain.com, and submit a form with your address, contact info, selling timeline, and a few other details.[6]
- Get an in-home consultation. A Mark Spain agent will call and text you within the next few days and schedule a time for an in-person visit. The agent will walk you through your options, and they'll likely encourage you to list on the market instead of taking a cash offer.
- Get an offer and close on the sale. If your home meets the requirements, the company may extend an initial offer (or give you multiple offers to compare) that’s contingent on an in-person home inspection. If you accept the offer, you can close in as fast as three weeks.[7]
If you don’t qualify for Mark Spain’s Guaranteed Offer program, the company can connect you with a listing agent to sell your home on the market.[6] Your agent will provide traditional realtor services, including help with pricing (via a comparative market analysis), marketing, and closing.
The company can also help you find a house to rent[7] or a builder for a new home.[8]
What kinds of homes does Mark Spain Real Estate make offers on?
To get a cash offer from Mark Spain Real Estate, you need to have a home that meets the following criteria:
- Single-family home
- Built after 1950
- Valued between $50,000 and $1.5 million
- Owner-occupied or vacant
- Not distressed
- Not bank-owned
- Not located in or near flood zones
- No unpermitted additions
- No significant foundation issues
Where is Mark Spain Real Estate available?
Mark Spain Real Estate is available in the following locations
- Florida: Jacksonville, Orlando, Tampa
- Georgia: Alpharetta, Athens, Atlanta, Buford, Marietta, Stockbridge
- North Carolina: Charlotte, Greensboro, Raleigh
- South Carolina: Greenville
- Tennessee: Chattanooga, Nashville
- Texas: Dallas, Fort Worth
FAQs
Are Mark Spain Real Estate reviews positive?
Mark Spain Real Estate reviews are mostly positive. However, its high rating can be misleading for those looking to sell their house for cash, since many customers report having trouble actually receiving a cash offer.
Who is Mark Spain, and is he a real person?
Mark Spain is a real estate broker and the founder of Mark Spain Real Estate. He spent 15 years in the real estate industry before joining Keller Williams in 2011. In 2016, he left Keller Williams to form Mark Spain Real Estate, which has been ranked the No. 1 mega team in real estate by RealTrends. Learn more about Mark Spain Real Estate and how its Guaranteed Offer program works.
What is a guaranteed cash offer, and how does it work?
A guaranteed cash offer allows you to bypass the open market and sell directly to a real estate company or investor. You can skip the most stressful and time-consuming parts of selling a house, such as preparing a home for sale, making repairs, and hosting buyer showings. You can usually close in as fast as three weeks, much quicker than the traditional home sale timeline.
The trade-off: You'll likely get an offer well below your home's fair market value, and not all homes qualify. Some sellers are likely better off selling to an iBuyer or listing their home with a low commission realtor. Learn more about alternatives to a guaranteed cash offer from Mark Spain Real Estate.
Related reading
Top Companies That Buy Houses for Cash: If your top priority is to sell quickly without hassle, a We Buy Houses company or an iBuyer might be a good option for you.
What Is an iBuyer? iBuyers usually don’t pay as much for houses as you could get on the open market, but pay more than cash home buyers and can close fast. Learn if iBuyers are an option for you.
How to Sell Your House Fast Without Losing Money: Looking to sell your home extremely fast without sacrificing your home's equity? Learn how to get a quick, profitable sale.
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.