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We Buy Houses reviews | Should I use We Buy Houses? | How much does it pay? | How it works | Is We Buy Houses legit? | We Buy Houses vs. competitors | Locations | FAQ
We Buy Houses is a franchise cash buyer company that makes all-cash offers on homes and can close quickly, sometimes in just a few days or on a date of your choosing. It’s one of the more trusted companies that buy houses for cash and tends to have higher standards of professionalism and integrity than some of its competitors.
We Buy Houses at a glance
Feature | Value |
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⭐ Customer rating | 4.6/5 (300+ reviews) |
📈 Business model | Franchise cash buyer |
💲 Offer range | Average |
🤝 How it works | Get a cash offer in 24–48 hours from a local real estate investor and close in as quickly as 72 hours or on a date of your choosing. Funds are deposited upon closing. Some locations offer alternative solutions, such as wraparound mortgages and seller financing. |
💵 Fees & other costs | None |
🚦 Purchase criteria | Almost any property qualifies, including homes needing significant repairs. Some franchises may refuse to purchase commercial properties or mobile homes. |
🌎 Availability | 32 states and Washington, DC |
Should you use We Buy Houses?
We Buy Houses may work for you if you need to sell your house fast (like if you’re facing foreclosure) or you have a property that may otherwise struggle to attract buyers, like a home in need of major repairs. The company offers a fast and flexible closing timeline, and you won’t have to pay closing fees or real estate agent commission like you would in a traditional sale.
However, if you want to make the most money possible from your sale, We Buy Houses is probably not right for you. The best way to get top dollar for your sale is usually by listing your home on the market with a real estate agent.
While online reviews say that We Buy Houses pays a fair price given the condition of the properties it buys, you won’t get nearly as much money as you would if you have the time and money to fix up your property and sell it on the market. A low-commission real estate broker may be a better fit if you want to get a better sale price while still saving money on realtor fees.
But if you’re looking for a quick cash home sale, We Buy Houses is one of the better options and has a reputation for honesty and professionalism.
As Yvonne O., who helped her mother-in-law sell her home to We Buy Houses Philadelphia, says, “If somebody else really was interested in that process and didn’t want to go through the normal channels of the realtor or things like that, and didn’t have the time or the resources to fix up their home first before they sell it, I would definitely refer them.”
Before deciding who to sell to, you should always compare your options. A free service like Clever Offers can get you multiple offers from vetted buyers so you can choose the right deal for you. Clever can also match you with a realtor who will provide a comparative market analysis (CMA) so you’ll know what your home is worth.
How much does We Buy Houses pay?
Like all cash buyers, We Buy Houses investors typically pays less for houses than a buyer might pay on the open market in a traditional home sale. If you’re selling to a company like We Buy Houses, expect an offer that’s 50–70% of your house’s estimated fair market value after repairs.
That said, each We Buy Houses franchise decides how much it’ll offer, so the amount you get will vary depending on where you live. If the investor is primarily running a house-flipping company, they may pay less than buy-and-hold investors who focus more on rental properties.
The offer also depends on how much work the home needs. For example, Igor Avratiner, a licensee for We Buy Houses Philadelphia, says the offer price “really depends on how long is [the project] going to take … ? How difficult is this project going to be? Is this a house that’s been burned down and we’re going to have to make safe, you know, where you have to get an engineer, get the city to come out multiple times and make sure it’s safe and put a lot of money into it? Or is it just a house where we’re just painting, we’re going to put some flooring down?”
One benefit of selling to We Buy Houses is that you won’t have to pay closing costs or realtor commission (unless you use your own realtor). And generally, the company doesn’t lower its offer amounts following a second inspection, something that iBuyers and other cash buyers frequently do.
Before accepting an offer from We Buy Houses, 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 helps you connect with multiple cash buyers in your area who 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.
We Buy Houses fees and other costs
We Buy Houses doesn’t charge any fees, commissions, or closing costs. All closing costs are absorbed into the final sale price, so sellers don’t have to worry about them.
It’s normal for cash buyers not to charge fees. As Brett Johnson, owner of Cash For House Pro in Denver, Colorado, says, “Many reputable cash buyers refrain from charging fees or commissions and cover all closing costs.”
However, iBuyers, such as Opendoor and Offerpad, do charge fees, including a service fee of around 5% on top of traditional closing costs. iBuyers typically offer a bit more than cash buyers like We Buy Houses, but those extra fees can significantly reduce how much you’ll walk away with.
We Buy Houses vs. competitors
We Buy Houses can be a good option if you need to sell fast or you have a distressed property. However, other cash home-buying companies may make more competitive offers or be more suitable to your particular needs.
The following competitors all purchase homes for cash and can close fast. Depending on your home’s condition and location, they may offer you more money than We Buy Houses.
Company | Our Rating | Customer Rating | Type | Best for | |
---|---|---|---|---|---|
Best overall
Clever Offers |
3,050 reviews
|
5/5
|
Cash offer network
|
Multiple offers, legitimate cash buyers
|
Compare Offers |
Opendoor |
3,801 reviews
|
4.2/5
|
iBuyer
|
Higher offers for homes in good condition
|
Learn More |
Sundae |
598 reviews
|
4.6/5
|
Comparison service
|
Auctioning your home in CA or TX
|
Learn More |
We Buy Ugly Houses |
1,996 reviews
|
4.5/5
|
Franchise cash buyer
|
Hard-to-sell homes
|
Learn More |
Customer Rating
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Time to Close
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Clever Offers provides a hassle-free way to compare offers from leading investors across the U.S. The 5-star rated company can help you source up to 10 competing cash offers from investors in their network — sparking competition and helping you make a more informed decision. Read our full Clever Offers review.
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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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 in 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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Time to Close
Our take
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Eligibility
Sundae’s auction-style marketplace can get you competing offers from multiple investors. The company also provides up to a $10,000 cash advance, which can help if you need cash before closing. However, your offer is reduced upfront because of behind-the-scenes fees Sundae charges its investors. Read our full Sundae review.
Pros
- Investors place competing bids on your property
- Get up to a $10,000 cash advance to help with moving and other expenses
- A company rep handles your property photos and auction listing
Cons
- Investor fees are deducted before you see a final offer
- You can probably sell faster elsewhere – Sundae requires an in-home inspection before you can list, plus a 4-day bidding period before you can accept an offer
- Auction-style marketplace for homes in need of repairs or fast closings
- Provide your property information online or call the company directly to see if your home is a good fit
- A company rep will visit your property to do an inspection, take photos, make a 3D video tour, and prep your listing
- Once posted, investors will have a 4-day window to bid on your property
- Sundae will send you the highest offer, which you can accept or reject
- Sundae makes money by charging investors a Buyer’s Premium — deducting a percentage from the winning offer before it’s shown to you
- There are no fees or closing costs for home sellers, and you can choose your own closing date 10–60 days out
- You may be eligible for up to a $10,000 cash advance
Locations: Sundae operates in major metros across TX and CA, including: Inland Empire, CA, Los Angeles, CA, Oakland, CA, Orange County, CA, Sacramento, CA, San Diego, CA, Austin, TX, Dallas–Fort Worth, TX, Houston, TX
Purchase criteria: Most single-family homes and multi-family properties, up to 4 units, are eligible. After submitting your property info, a Sundae representative will visit your home to take pictures and determine if it is a good fit for the platform.
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.
We Buy Houses vs. a realtor
You’ll almost certainly get more money for your house if you sell the traditional way with a real estate agent. By listing with an agent, you can attract a larger pool of potential buyers, which helps generate competition and often a higher sale price.
However, selling with a realtor takes more time if you don’t live in a hot market — although most agents can adjust their strategies to aim for a faster sale. You may also need to invest time and money in repairs to get more buyer interest, but that may not be as feasible for you as selling your house as is to We Buy Houses.
Real estate agents also charge commission on top of closing fees, while We Buy Houses doesn’t charge any fees. The average real estate commission is around 5–6%, with half going to the seller’s agent and half to the buyer’s agent.
However, some low commission brokerages charge a lower rate for the seller’s agent commission while still providing full service. That lower rate can help make up for the price cut you’d likely take due to your home’s condition or need to sell fast.
We Buy Houses reviews: What customers have to say
Site | Avg. rating | Total reviews |
---|---|---|
4.8/5 | 260 | |
Yelp | 3.7/5 | 16 |
Total | 4.7/5 | 276 |
We Buy Houses reviews are mostly positive, with an average rating of 4.7/5 from 276 online reviews.
Many reviews praise We Buy Houses for its service quality and honest company representatives. Many customers also found that local We Buy Houses investors were flexible when dealing with challenging situations and made fair offers given the condition of the properties.
However, We Buy Houses is a franchise company, so service quality varies depending on the location.
A few reviewers complained about getting unsolicited phone calls from We Buy Houses. Although these consumers may have confused We Buy Houses with one of the many similarly named companies.
Here’s a breakdown of some of the most common themes we found in online customer reviews.
What customers love
Common We Buy Houses complaints
✅ Company is honest and transparent about the service
Many sellers said that We Buy Houses treated them professionally and was honest about the process. The company was originally founded as a way to ensure sellers could more easily identify honest and experienced investors. Local We Buy Houses investors must be experienced and well-capitalized and adhere to a code of ethics.
We Buy Houses was often upfront about the fact that selling to a cash buyer is not right for everyone. For example, Igor Avratiner of We Buy Houses Philadelphia told us, “There are cases where I’ll get on the phone with somebody and we’re talking and it could be depending on the price that they’re looking for, it could be other factors, and I’ll ask them, ‘Hey, have you thought about maybe listing with a real estate agent?’”
Honesty and straightforwardness were noted in many customer reviews. Sellers consistently said that We Buy Houses behaved ethically and took the time to listen to any concerns they had.
B** and A** [of We Buy Houses Boise] are not only honest, but they go above and beyond. They understood my concerns, they listened to my needs, and they helped me to get way more than I thought I could for my house. Because they were so helpful in selling my house, I trusted them to help me buy my next house and through this whole process I feel like I have made good friends. I can’t thank B** and A** enough for what they have done for me and I highly recommend them.”
— Debbie F., Summer 2023, Google
✅ Sellers are given flexible terms to suit their situations
Many sellers come to We Buy Houses facing difficult situations, such as foreclosure or the death of a loved one. We found many reviews where sellers said that We Buy Houses investors showed compassion for their situations and were extremely flexible, such as with closing dates, cleanup, and out-of-state sales.
For example, we spoke to one seller, Yvonne O., who was located in North Carolina but helping her elderly mother-in-law sell her house in Philadelphia. She said that We Buy Houses was extremely flexible with her closing date, took care of cleaning up any clutter and unwanted items left behind, and even let her husband retrieve items from the property after her mother-in-law had moved out.
[We Buy Houses] just ran down the process and said, ‘No, it’s not up to us, it’s up to you, it’s on your time. If you don’t want to do it now you can do it later and we’ll be here,’ and that’s really how it was.” — Yvonne O., Mar. 2024
✅ Process is easy, quick, and seamless
A number of reviews commend We Buy Houses for how easy the entire home selling process was. Many sellers were in situations where they needed to sell quickly and couldn’t afford to have problems come up at the last minute. Fortunately, We Buy Houses franchisees are often experienced investors, which helps avoid unexpected surprises.
For example, Yvonne told us that selling her mother-in-law’s house to We Buy Houses was a seamless process and that everything was taken care of by the company.
What surprised me was how quickly, how smoothly everything went through and how quickly. I mean, I’m gonna say doing this process with her was a lot easier than when we bought our home. So I mean the process was really flawless and it was smooth and it was quick and for us that’s exactly what we needed.”
— Yvonne O., Mar. 2024
✅ Offers seem fair given the circumstances
While We Buy Ugly Houses rarely offers what you could get on the open market with a real estate agent, many reviews said that the offers were fair. Sellers pointed out that investors offered reasonable prices given the challenging situations they were in, such as needing to sell a distressed property or trying to avoid foreclosure.
We Buy Houses’ professionalism, flexibility, and seamless process helped customers feel even more satisfied with the offers they received.
I have had such an amazing experience with this company. I was in a very unique situation to sell my house but still be able to live in it for 3 months! They worked with me and gave me a fair offer. It all started with a simple call and conversation with Miss S***** and she put me on the right path! Highly recommend this to anyone that needs to get things done with zero stress and quick results! Thanks to the whole team!”
— Sheldon W., Spring 2023, Google
❌ Some unverified reviews mention unsolicited calls
We found some negative reviews of We Buy Houses that accuse the company of making unsolicited calls and texts. However, we suggest taking these complaints with a grain of salt. Multiple We Buy Houses franchisees said they don’t do unsolicited marketing and that they’re often confused with the many similarly named companies that do.
For example, one person complained:
If I could give zero stars I would. Calling and texting people on the Do Not Call registry nonstop is illegal and just wrong. I’ll tell everyone I know about these illegal practices and to avoid this ‘business.'”
— Chris M., Feb. 2024, Google
The local We Buy Houses franchise owner responded:
We are sorry you are experiencing this type of communication but we do not have you in our customer database and our company has not been reaching out to you as we only contact those who have reached out to us. Unfortunately, many companies in our industry refer to themselves as ‘We Buy Houses’ and with that, you reviewed the wrong company.
— WeBuyHouses.com Virginia, Feb. 2024
Because We Buy Houses is a franchise company, it is possible that some individual locations fail to adhere to the company’s ethical standards and may engage in unsolicited marketing. But given We Buy Houses’ focus on transparency and professionalism, we believe that complaints about unsolicited marketing are usually the result of consumers confusing We Buy Houses with less reputable companies.
How does We Buy Houses work?
Getting a cash offer from We Buy Houses is fairly straightforward. Here’s how it works:
- Submit your information. You can either call your local We Buy Houses office or complete an online form with details about your home.
- Schedule an inspection. After collecting some basic information, a member of your local We Buy Houses team will reach out to gather more details about your home and schedule an in-person inspection.
- Complete an inspection. During the inspection, the We Buy Houses investor will assess your home’s overall quality and note any necessary repairs.
- Receive an offer. You’ll receive an all-cash offer often on the same day, but at most within 24–48 hours.
- Close the deal. If you accept the offer, you’ll choose your closing date, which can be as fast as 72 hours, and you’ll receive the funds in your account on that date.
What kinds of homes does We Buy Houses buy?
We Buy Houses purchases almost any type of property, including single-family homes, multi-family properties, rentals, and fix-and-flips. Some locations also buy commercial properties and mobile homes.
The company is known for purchasing homes in almost any condition or in cases where the owner is facing difficult circumstances. Some of these situations include:
- Delinquent taxes and liens
- Foreclosure and missed mortgage payments
- Short sales
- Areas with high crime or depreciating value
- Probate home sales
- Structural or foundational issues
- Outdated HVAC, plumbing, or electrical systems
- Uninhabitable or distressed properties
- Problem tenants and squatters
Where is We Buy Houses available?
We Buy Houses offices are located in nearly 300 cities across 32 states and the District of Columbia.
1 | 2 | 3 |
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The company is growing, with investors able to purchase an exclusive license for territories that aren’t currently covered by an existing franchise.
Frequently asked questions
Is We Buy Houses a rip-off?
We Buy Houses pays less for houses than what you can get on the open market, but this is true of most companies that buy houses for cash. In exchange, you’ll get a quick sale, flexible closing date, and no closing fees. If you want to sell fast for a better price, check out some of the top alternatives to We Buy Houses.
What are common complaints about We Buy Houses?
The biggest drawback of We Buy Houses is that it won’t offer top dollar for your home. Like all cash buyers, it pays a lot less than what you can get on the open market. Also, because the We Buy Houses company is a franchise, the quality of service you receive can vary between locations. Check out our ratings of top cash buyers.
What is the fastest way to sell a house?
The fastest way to sell a house is through a cash buyer, like We Buy Houses, or through an iBuyer. Both can help you close in just a couple of weeks. However, they also have drawbacks. Cash buyers offer a lot less than fair market value, and iBuyers have strict criteria and are available only in select major metropolitan areas. Learn more about how to sell fast without losing money.
How much does We Buy Houses pay?
Like many companies that buy houses for cash, We Buy Houses generally offers no more than 70% of a property’s value. Its offers are substantially less than what a property could net through a traditional sale. In exchange, sellers are offered a comparatively quick and convenient sales process.
Who owns We Buy Houses?
The founder and CEO of We Buy Houses is Jeremy Brandt, an entrepreneur in the Dallas–Fort Worth area. Brandt also owns other cash-offer real estate companies and is regularly featured on news networks as an expert in the real estate field. Local franchises of We Buy Houses are independently owned and operated.
Related reading
We Buy Ugly Houses Reviews: The Good, the Bad, and the Ugly: You might have seen “We Buy Ugly Houses” online ads, fliers, or signs around town. But what is “We Buy Ugly Houses”? Is it a scam? We created an in-depth review to help you gauge whether We Buy Ugly Houses is the right solution for your real estate transaction.
What to Know Before Selling a House in Poor Condition: Finding the right buyer can be tough if your home is in poor condition. Read our guide to learn all your options, including the fastest ways to sell and how to get the best possible offer.
Are “We Buy Houses” Companies a Rip-off? Selling your home to a “we buy houses” company can be a hassle-free solution — or a decision you might regret, depending on your specific circumstances. Learn when it make sense to accept a cash offer instead of listing your property on the open market.
Top 12 Best for Sale by Owner Websites: Wondering what the best house selling website is when you don’t have a real estate agent? In this guide, we rank the best websites for DIY home sellers, including which websites are cheapest and which offer the best value for money.
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.
- REI INK, “Jeremy Brandt: The Innovator Who Is Making a Difference,” accessed Apr. 4, 2024. ↩︎
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