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Written by Jessica Johansen
Edited by Katy Byrom
Should you use Mark Spain? | How much does it pay? | Mark Spain reviews | How it works | Mark Spain vs. competitors | Purchase criteria | Locations | FAQ
Mark Spain Real Estate is a legitimate brokerage that provides a cash offer service and a traditional listing service. It claims it can get you a competitive cash offer on your home by tapping its network of investors, allowing you to bypass the listing process and close quickly. But you may also pay a realtor fee, which can raise the cost of selling compared to other cash home buyers.
Mark Spain Real Estate at a glance
| Feature | Value |
|---|---|
| ⭐ Customer rating | 4.7/5 (4,328 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 |
Should you use Mark Spain Real Estate?
Mark Spain Real Estate may work for you if your home is in good condition, you need to sell your house fast, and you’re willing to accept a cash offer that’s less than fair market value. The company is also a reputable option if you’re looking for an agent to represent you in a traditional sale.
But for most sellers, an alternative company is likely a better option.
If you have a distressed property or want the fastest cash offer, consider selling to We Buy Houses or We Buy Ugly Houses. Unlike Mark Spain, these companies buy your house directly and can close in as little as 1–2 weeks. You also don’t have to pay any fees or closing costs, whereas you’ll be paying a Mark Spain agent a traditional realtor commission to get you a similar cash offer.
If you have a home in good condition and want a higher cash offer, try requesting an offer from an iBuyer like Opendoor or Offerpad. These companies have strict purchase criteria, but they also tend to pay more than traditional cash buyers, who usually pay only 70% or less of a home’s after-repair value. iBuyers charge fees similar to what you’d pay in a traditional sale.
If you want to list on the open market for the highest sale price, you may find better value with a company that offers lower realtor fees. The top companies provide the same full service you’d expect from a traditional realtor, just for a lower cost. Selling on the market can get you the highest sale price, and with the help of a great agent, you can still sell quickly.
If you want to compare offers and see what your home is worth on the market, we recommend Clever Offers. Clever lets you compare different cash offers, while also getting quotes from real estate agents on what your home could sell for on the open market. Understanding and comparing your options is a great way to get the best deal — get started by filling out this form.
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 — but you’ll be paying your Mark Spain agent a realtor commission on top of Opendoor’s service fee.
What most investors pay for a house is around 70% of the home’s value, minus the cost of repairs.
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.”
Before accepting an offer from Mark Spain Real Estate, 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. It can also hook you up with a pricing opinion from an experienced local realtor, with no obligation to move forward with an offer or listing.
⚡ Compare all your options in one easy go — no hassles, fees, or commitment.
Mark Spain Real Estate fees and other costs
| 💸 Cash offer fee* | ~2.5–3%** |
| 🏡 Listing fee | ~2.5–3%** |
| 🤝 Closing costs | ~1% |
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 may not be the best option if you’re looking for a cash offer.
Clever Offers and HomeLight Simple Sale can also get you an offer through their investor networks. Like Mark Spain, HomeLight may pressure you into listing. But Clever is known for informing customers of all their options without pushing them to go in a particular direction.
If you want to work directly with the company you sell to, We Buy Ugly Houses (for distressed homes) and Opendoor (for homes in good condition) are good options.
Here’s more detailed information on our top alternatives to Mark Spain Real Estate. Each company on this list also made it on our list of best cash buyer companies.
| Company | Customer Rating | Type | Best for | |
|---|---|---|---|---|
|
Compare offers from top cash buyers
Clever Offers |
5/5
|
Cash offer network
|
Multiple offers from the top cash buyers
|
Learn More |
HomeLight Simple Sale |
4.5/5
|
Cash offer network
|
Comparing cash offers to an agent’s list price
|
Learn More |
Opendoor |
4.2/5
|
iBuyer
|
Higher offers for homes in good condition
|
Learn More |
We Buy Ugly Houses |
4.6/5
|
Franchise cash buyer
|
Hard-to-sell homes
|
Learn More |
Customer Rating
Service Fee
Time to Close
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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.
Customer Rating
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If you’re not sure where to start, HomeLight Simple Sale helps you explore two options: Getting cash offers or listing with an agent in their network. However, reviews indicate that offers are scarce in some areas and most sellers end up being matched with an agent. Read our full HomeLight Simple Sale Review.
Pros
- Compare investors’ offers to the sale price you’d get with an agent
- Investors are vetted by HomeLight team before joining their network
- No extra fees for using HomeLight’s service to find offers
Cons
- Not all sellers are successfully matched with investors
- Final offers may be lower than HomeLight’s initial online estimate
- You may get calls from HomeLight agents trying to earn your business
- Homelight’s cash offer service connects you to reputable investors who can make cash offers on your home
- Submit your property information online and talk to a Home Consultant, who will then put you in touch with investors
- You’ll also be connected to one or more HomeLight partner agents to explore listing your house as is
- Get cash offers within a week and close in as little as 10–30 days after accepting
- There are no extra fees or closing costs associated with a cash offer
- If you opt to list with a realtor, you’ll pay the standard listing agent commission of 2.5–3%
- HomeLight’s agent matching platform has an above-average customer rating, but few reviews mention their cash offer service
- Available reviews indicate that not all sellers can get cash offers in their area
Locations: HomeLight Simple Sale is available nationwide. However, offers may be limited in some areas.
Purchase criteria: Any property is eligible. If no investors are available to make offers, you have the option of listing as is with a HomeLight partner agent.
Customer Rating
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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%. 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.
Customer Rating
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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.
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
| Site | Avg. rating | Total reviews |
|---|---|---|
| Better Business Bureau | 4.26/5 | 306 reviews |
| 4.78/5 | 3887 reviews | |
| Yelp | 2.9/5 | 135 reviews |
| Total | 4.7/5 | 4,328 reviews |
Mark Spain Real Estate reviews are mostly positive. The company has an average customer rating of 4.7/5 across 4,328 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
Common Mark Spain Real Estate complaints
✅ Good service from agents
Mark Spain pushes sellers to list their homes on the market instead of pursuing a cash offer, and some customers have been happy with their experience selling the traditional way. We came across many reviews that mention specific real estate agents and the excellent service they provided.
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
I had the pleasure of working with E**** B*****, with Mark Spain Real estate, for the sale of my home and I cannot express enough gratitude for the exceptional service that I received. From the initial consultation to the closing, E**** demonstrated a perfect blend of professionalism, expertise, and genuine care. Her in-depth knowledge of the market, attention to detail, and proactive communication made the entire process seamless and stress free.”
— Anne B., Mar. 2024, Google
However, we also came across quite a few reviews that highlight poor service from agents, which suggests inconsistency in Mark Spain’s agent quality.
We recommend vetting the agent you’re assigned before signing a contract. Also make sure you and your agent are on the same page about the services the agent will provide versus what you’ll be responsible for. Learn more about how to find the right real estate agent.
✅ Some people got a higher sale price than expected
For some reviewers, Mark Spain delivered on its promise to provide competitive cash offers. They were able to get an offer that was more than they expected.
I am proud to say that everything Mark Spain said he would and could do, he did. I sold my house as is, accepted what was offered to me, and actually I was given more than I had expected. When I say “Great Customer Service by Miss K*****, (my sales person) everything she said would happen, it did. I could not have asked for a better sales per-son.”
Some customers who chose to list were also happy with their final sale price.
K**** was great from the start she helped me get the house [ready] for pictures. And went over the cash offers with me and helped me understand how the showings worked. I was helping my mom sell her home she can’t live alone anymore. So I was the POA. She helped [us] get more then we were asking for the home. She was at the closing with us. … She made sure me and mom got home safe. She was a blessing to work with. Thank you K**** for making this selling of my mom’s house easy.”
— Cheryl M., Spring 2023, Google
However, some sellers complained about getting lowball cash offers or agents trying to sell their house for tens of thousands of dollars less than they were anticipating.
If you want to ensure you get a fair cash offer, you can use a free service like Clever Offers to compare several offers from reputable buyers in your area.
If you want to list and close at a higher price, you’ll want a hard-working agent who knows how to effectively market and negotiate. We recommend interviewing 2–3 agents before deciding who to hire so you can find a realtor with the right skills for your situation.
❌ People wanting cash offers were pushed into listing
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.
The company’s misleading advertisements have led to a lot of frustrated customers. Some reviewers detailed how the company didn’t just encourage listing but pressured them to do it. And sometimes those who decided to list were unhappy with the outcome.
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.
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
I contacted Mark Spain yesterday due to advertisements on Radio and their website that states ‘Receive the strongest cash offer on your home. Skip the showings, open houses, and all of the stress. Get a Guaranteed Offer on your home today.’ The first person I spoke with yesterday set up an appointment for me today. The person I spoke with today said they CAN NOT give me a cash offer today. This is more like a traditional real estate transaction. The first line on the website is a total lie.”
— Vince R., Feb. 2023, 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
❌ Unexpected fees
Mark Spain provides an agent to represent you during the cash offer process, and it charges a typical realtor fee 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.
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
Most similar companies don’t charge a realtor fee for cash offers. You may want to compare Mark Spain Real Estate with other cash buyer companies to see which service offers the best value.
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.8 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 rent9 or a builder for a new home.10
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
Frequently asked questions
Are Mark Spain Real Estate reviews positive?
Mark Spain Real Estate reviews are mostly positive, with an average rating of [tabledata id="78573" keyvalue="mark_spain" columnname="average_rating"]/5 across [tabledata id="78573" keyvalue="mark_spain" columnname="average_count"] reviews. But its high rating can be misleading, and 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.
Sources
- Mark Spain Real Estate, “About Mark Spain Real Estate,” accessed Mar. 29, 2024. ↩︎
- RealTrends, “2023 The Thousand real estate rankings show shining stars,” June 9, 2023. ↩︎
- Mark Spain Real Estate, “Mark Spain Real Estate Named to Real Trends 1000 List of Top Real Estate Teams In The US for 7th Consecutive Year,” Jun 12, 2023. ↩︎
- Class Action Complaint Case 1:23-cv-05392-SEG in the United States District Court for the Northern District of Georgia Atlanta Division, Nov. 22, 2023. ↩︎
- U.S. News, “What the Realtor Lawsuit Settlement Means for Homebuyers and Sellers,” Mar. 20, 2024. ↩︎
- Mark Spain Real Estate, “Get the strongest cash offer on your home,” accessed Mar. 29, 2024. ↩︎
- Mark Spain Real Estate, “Get a guaranteed offer on your home, today,” accessed Mar. 29, 2024. ↩︎
- Mark Spain Real Estate, “It’s more than the For Sale sign,” accessed Mar. 29, 2024. ↩︎
- Mark Spain Real Estate, “Choose any home on the market whether it is for sale or for rent,” accessed Mar. 29, 2024. ↩︎
- Mark Spain Real Estate, “Looking to Build?,” accessed Mar. 29, 2024. ↩︎
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