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Edited by Katy Byrom
Written by Shannon Whyte
Edited by Katy Byrom
Editor's note: In March 2024, the National Association of Realtors (NAR) lost an antitrust lawsuit, leading to changes in real estate fees nationwide. As of August 17, 2024, buyer's agent commissions are no longer covered by the seller and must be negotiated separately.
Who is Sundae best for? | How much does it pay? | Sundae reviews | How it works | Sundae vs. competitors | Purchase criteria | Locations | FAQs
Sundae is an online marketplace that helps homeowners get competing cash bids from multiple investors. With Sundae, you can sell quickly “as is” — regardless of your home’s condition.
You won’t pay any out-of-pocket fees to use Sundae’s marketplace. Buyers cover the platform fees and closing costs. However, Sundae deducts an admin fee and “buyer’s premium” from the winning bid, so you won’t get the full amount the buyer offers.
While many sellers find the convenience of getting multiple through Sundae well worth it, others may get a better deal by selling directly to another top cash home buyer.
Sundae at a glance
| Criteria | Sundae |
|---|---|
| ⭐ Customer rating | 4.6/5 (699 reviews) |
| 💲 Offer range | Likely above average* (70–85% of potential market value) |
| 🤝 How it works | Get multiple cash offers from the Sundae marketplace of investors |
| 💵 Fees and other costs | No direct seller fees |
| 🚦 Purchase criteria | Single-family homes, townhomes, and condos in nearly any condition |
| 🌎 Availability | 10 metros across CA and TX |
Who is Sundae best for?
If you live near a major city in California or Texas, and need a fast cash offer for your home, Sundae is worth considering. Sundae’s marketplace is designed specifically for homeowners who want to:
- Sell a house fast
- Avoid a tough situation, like an impending foreclosure or divorce buyout
- Offload a property, such as an inheritance or a rental
The key trade-off for Sundae’s convenience is that investors on Sundae’s auction platform will typically pay less than your home’s fair market value. As a general rule, investors offer a max of 50–80% of a property’s anticipated resale value. Sundae also deducts a $1,000 admin fee, plus a 5–7% buyer premium before showing you an offer.
If you want more money for your property you could make more by putting your house on the market (preferably with a brokerage that offers below-average commission rates) or looking into a competing offer marketplace Clever Offers.
⚡ Take the guesswork out of selling your house: With Clever Offers, you can compare offers from vetted cash buyers, and sell on your timeline for the best possible price — no added fees or obligation to move forward. Simply tell us about your property, and we do everything we can to get you the most money for your home. Start here.
How much does Sundae pay?
Before posting your home on its marketplace, Sundae will provide you with an estimated offer range based on your property’s features, location, and condition.
The main benefit of auctioning your home with Sundae is that you can receive multiple offers, potentially driving competition and boosting the final sale price. The company claims that sellers receive and average of 22 offers, although we haven’t seen this verified by reviews.
But even with competing bids, your final sale price may be significantly lower than the fair market value of your home. Sundae cannot guarantee that bids on your home will match the estimated range they initially provided.
Sundae fees and other costs
Buyers on Sundae pay ALL transaction costs, including:
- A $1,000 admin fee
- A 5–7% buyer’s premium, which varies by local property value and market
- Closings costs (including those usually paid by the seller)
The catch is that Sundae deducts its fees before showing you an offer, so you won’t know if selling to an investor directly would net you more money.
Sundae vs. competitors
Homeowners have many selling options, including other companies that buy houses for cash, which include iBuyers, large-scale ‘we buy houses’ companies and local investors.
iBuyer companies offer closer to market value than cash buyers. However, many iBuyers don’t purchase homes that need a lot of work or have financial complications like foreclosure.
Sundae can work well for home sellers who need to sell fast, sell as-is, sell directly to cash buyers, or want to avoid selling on the open market.
However, Sundae isn’t available in many locations. If you’re outside their service area, you may want to consider other cash home-buying companies that have locations nationwide, like We Buy Houses.
These highly rated may provide more competitive offers or compelling perks.
| Company | Our Rating | Type | Offer Rating | Best for | |
|---|---|---|---|---|---|
|
Compare offers from top cash buyers
Clever Offers |
3,681 reviews
|
Cash offer network
|
Well above average
|
Multiple offers from the top cash buyers
|
Learn More |
HomeLight Simple Sale |
1,543 reviews
|
Cash offer network
|
Above average
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Comparing cash offers to an agent’s list price
|
Learn More |
Sundae |
699 reviews
|
Offer marketplace
|
Above average
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Auctioning your home in CA or TX
|
Learn More |
We Buy Houses |
327 reviews
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Franchise cash buyer
|
Average
|
Professional service, fast closings
|
Learn More |
Opendoor |
4,154 reviews
|
iBuyer
|
Well above average
|
Higher offers for homes in good condition
|
Learn More |
Customer Rating
Service Fee
Time to Close
Our take
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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
Service Fee
Time to Close
Our take
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Eligibility
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
Service Fee
Time to Close
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Eligibility
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.
Customer Rating
Service Fee
Time to Close
Our take
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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.
» MORE: Want to find more cash buyers near you? Check out our guide to the best companies that buy houses for cash.
Sundae vs. a realtor
In general, listing your home on the open market will lead to the highest possible offer — sometimes above fair market value, if your property is in a seller’s market.
If you have some flexibility with your timeline or if your home is in decent condition, listing with a real estate agent on the open market is usually the best course of action — especially considering that the median sale price of homes sold on the open market is a full 20% higher than those sold to an investor.
However, if your property is in very poor condition or you urgently need cash, Sundae offers homeowners in its service areas a good chance for a competitive off-market offer. With Sundae, you’ll also be able to avoid making repairs, receive an offer with no contingencies, and close on your timeline.
That said, top listing agents often have plans for getting homes sold quickly and for prices well above what you could get from an investor, even accounting for paying real estate commission fees. Plus, a good agent will tell you if they don’t think they’ll be able to net you more than what you’d get from a cash buyer.
To help you evaluate the right option for you, we suggest getting a comparative market analysis before signing with a company or agent. This step can help you understand the fair market value of your home.
Sundae reviews: What customers have to say
| Review site | Average rating | Total reviews |
|---|---|---|
| Better Business Bureau | 3.96/5 | 96 reviews |
| 3.4/5 | 34 reviews | |
| Reviews.io | 4.9/5 | 521 reviews |
| Yelp | 3/5 | 48 reviews |
| Total | 4.6/5 | 699 reviews |
Sundae reviews are mostly positive with an average customer rating of 4.6/5 across 699 online reviews.
Here are some of the common themes we see from home sellers.
✅ Fast selling process
Many reviewers reported selling and closing on their homes quickly and painlessly.
“A quick and easy cash sale with a 10-day escrow. Sundae took care of all belongings left behind so I was able to walk away with no worries.”
— David H., December 2023, Reviews.io1
“I contacted Sundae for help with selling my home. I appreciated the knowledge, expertise, efficiency, support, and pleasant demeanor of the entire team. It took less than a week to receive very good offers. The entire process from first contact to closing took less than 30 days.”
— Brenda T., November 2023, Reviews.io2
“This company did exactly what they offer to do. Fast closing and smooth transaction.”
— Briana H., December 2023, BBB3
✅ Convenient, transparent, and stress-free selling process
Many reviewers appreciated the ease and speed of Sundae’s process. Customers often stated that Sundae’s process reduced the stress of selling their home.
“It was a smooth and easy process from beginning to end. No repairs, no showings, and no headaches! Best of all I received a very fair offer for my property and was able to move at my own pace!”
— Rick I., February 2024, Reviews.io4
✅ Responsive, professional customer service with good communication
Many positive reviews focused on the high-quality of customer service, good communication, and rapid responses to questions. They also often described agents as knowledgeable and professional.
“From start to finish, the experience with [agent] and team was an absolutely no stress experience. Communication was top rated and they were professional, friendly, and easy to work with.”
— Don C., March 2024, Reviews.io5
“I recently sold my house with the invaluable assistance of Sundae. The staff and both companies were kind, professional, and articulate during the process. It was a timely sale, and they explained everything.”
— Renee F., April 2024, BBB6
❌ Below-market offers on homes in good condition
Sundae specializes in helping home sellers get a quality offer when selling a home that needs work. However, reviewers with homes in fair-to-good condition tend to feel that offers are way too low.
“Two stars for the overall experience since this is not a route for people with nicer homes as the two offers were almost half of the value of my home. At least the process to get this “feeler” for if Sundae was a good fit for us was simple, but in the end it was as expected. Low ballers looking for a deal! If you have a nicer home that requires little to no work to be move-in ready don’t even bother! This site is for people with fixer uppers mainly, and if you are extremely lucky you might get a “decent” offer that isn’t insulting.”
— Adrian A., April 2024, Google Reviews7
“I really wanted to like Sundae. The people that I spoke with were great. Their investors, however, offered me almost 80K below market value on my house and said that was the best they could do.”
— CJ S., January 2023, BBB8
“Do not sell with Sundae if you want anything near market value. Our home is valued between $275k-$310K. We would have been happy to get something as low as $265K, frankly. Sundae offered us between $138K-$176K, even after we showed them we had updated both bathrooms and installed a new HVAC system.”
— Jonathan S., January 2023, BBB9
How does Sundae work?
Step 1: Submit your information
To get started with Sundae, home sellers will first provide information about their home online or by phone.
A Sundae representative will learn more about your property and your goals for selling.
If the service is a good match, Sundae will have you sign a Marketplace Agreement and schedule an appointment for a local Market Expert to view your home, typically within one week of submitting your information.
Step 2: Meet with a representative and get an estimate
A Sundae team member will visit and walk through your property, make a 3D video tour, and prepare your listing for auction for you.
Based on the walk-through evaluation, you’ll get an estimate of what Sundae gives you an estimate of how much investors will offer for your home. The offer range considers your home’s after-repair value, estimated construction costs, holding and resale costs, and comparable sales in your area.
If the offer range is acceptable, you’ll schedule a home inspection and sign an agreement allowing Sundae to list your home on its marketplace.
Step 3: Complete a home inspection and sign disclosures
Before listing your home, Sundae will schedule a third-party home inspection to evaluate its overall condition and note any necessary repairs. You’ll also need to fill out documents disclosing any issues, such as lead paint or prior water damage, that you are aware of with the home.
Your property’s profile on Sundae’s marketplace will include the inspection report and disclosures.
Step 4: Start the bidding process
Once your home goes live on Sundae’s marketplace. Sundae investors will have four days to bid.
You can host a showing so investors can see the inside of the home — though it’s not required.
Step 5: Review cash offers
On the fourth day of bidding, you’ll get to review the three highest bids from investors. Offers are valid for three additional business days.
There’s no obligation to accept one of these bids — in fact, Sundae allows home sellers to back out any time during this process until you sign the actual purchase agreement with the investor.
All bids are non-contingent cash offers, and buyers can’t back out after entering into a purchase contract. If they do, they’ll forfeit the earnest money deposit they’re required to put down on the home.
Step 6: Close the transaction
The amount you receive will be the final offer, minus any liens or mortgage that you owe.
Most investors pay with cash, but some finance the purchase using a non-traditional mortgage so funds are available faster.
Once you sign a contract with the investor, you can receive a $10,000 cash advance from Sundae to help with any expenses if you’re eligible. You can expect to close in between 10 to 60 days, depending on your timeline.
What kinds of homes does Sundae buy?
Sundae accepts homes in almost any condition, including those in extreme disrepair.
For example, you can auction a home that:
- Is outdated or needs work
- Has structural issues or damage from natural disasters
- Has unpermitted work
- Is outdated or condemned
- Is in financial distress, including pre-foreclosure
- Is a vacant or problematic rental
Where is Sundae available?
Sundae provides off-market listing services in 10 major metros across California and Texas:
- Inland Empire, CA
- Los Angeles, CA
- Oakland, CA
- Orange County, CA
- Sacramento, CA
- San Diego, CA
- Austin, TX
- Dallas–Fort Worth, TX
- Houston, TX
- San Antonio TX
So if you need cash right away and don’t live in one of Sundae’s service areas, you might want to look into national “we buy houses” brands.
Frequently asked questions
What is Sundae?
Launched in 2018, Sundae is a San Francisco-based startup that provides a platform for homeowners to sell their distressed properties to real estate investors. More than 2,500 pre-qualified investors use Sundae's marketplace to place cash bids on homes.
Does Sundae vet its investors?
Before a real estate investor can place bids on Sundae's marketplace, they have to provide basic contact information and verify their identity — though the process is not as thorough as the vetting required by other real estate bidding platforms.
How does Sundae make its money?
Sundae makes money by charging membership premiums to investors who join its marketplace. It also charges investors a Sundae buyer premium and admin fee for each home they purchase, which it deducts before showing you a final offer.
Is Sundae a wholesaler?
Sundae is not a wholesaler. Instead, Sundae connects sellers directly to real estate investors through the Sundae marketplace.
What is the Sundae buyer premium?
The Sundae buyer premium is a fee that investors pay. Sundae takes the premium out of the investor's bid price before the seller sees the offer. The exact fee varies based on the purchase price and market.
Recommended reading
How to Sell Your House Fast: Need to sell ASAP? We gathered tried-and-true strategies for finding a buyer quickly.
What You Should Know Before Selling an Inherited Home: Selling an inherited property may be more complicated than it seems. From tax implications to legal processes, we broke down everything you need to know.
Are “We Buy Houses” Companies a Rip-off? You’ve seen the signs tacked on telephone poles. But are companies that advertise fast cash offers too good to be true? We found the truth.
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.
- Reviews.io, David H Review, December 2023, https://www.reviews.io/company-review/store/sundae-com/20019057 ↩︎
- Reviews.io, Brenda T. Review, November 2023, https://www.reviews.io/company-review/store/sundae-com/19747895 ↩︎
- Better Business Bureau, Brenda T. Review, December 2023, https://www.bbb.org/us/ca/san-francisco/profile/real-estate/sundae-inc-1116-895506/customer-reviews ↩︎
- Reviews.io, Rick I. Review, February 2024, https://www.reviews.io/company-review/store/sundae-com/20704361 ↩︎
- Reviews.io, Don C., March 2024, https://www.reviews.io/company-review/store/sundae-com/20851466 ↩︎
- Better Business Bureau, Renee F., April 2024, https://www.bbb.org/us/ca/san-francisco/profile/real-estate/sundae-inc-1116-895506/customer-reviews ↩︎
- Google, Adrian A., April 2024, https://maps.app.goo.gl/Yh1wF9KewovrJkgu6 ↩︎
- Better Business Bureau®, CJ S., January 2023, https://www.bbb.org/us/ca/san-francisco/profile/real-estate/sundae-inc-1116-895506/customer-reviews ↩︎
- Better Business Bureau®, Jonathan S., January 2023, https://www.bbb.org/us/ca/san-francisco/profile/real-estate/sundae-inc-1116-895506/customer-reviews ↩︎
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