We Buy Houses is a franchise cash home buyer with more than 200 locations throughout the country. The company's franchisees make all cash offers on homes and can close quickly on a date of your choosing.
We Buy Houses is one of the more trusted cash buyer companies and tends to have higher standards of professionalism and integrity than some of its competitors. For sellers with hard-to-sell homes, it offers a quick and convenient solution. The tradeoff is that We Buy Houses pays significantly less than what you’d get on the open market — 70% of your home's after repair value is typical.[1]
To avoid taking a significant loss, it's best to get quotes from multiple companies that buy houses for cash.
Clever Offers is a faster way to source offers from trusted cash buyers in your area. Simply fill out a short form with details about your property, review the cash offer options available for your home, and sell in as little as 7 days — with no added fees or obligation.
We Buy Houses at a glance
- ⭐ Customer rating: 4.7/5 (286 reviews)
- 💰 Offer range: Average
- 🤝 How it works: Get a cash offer within 24–48 hours of an initial inspection and close in as little as 7–14 days
- 💵 Fees: Typically no fees or closing costs
- 🚦 Purchase criteria: Almost any property qualifies, but some franchises may not purchase commercial properties or mobile homes
- 🌎 Availability: Nationwide
✅ Why We Buy Houses might work for you:
- High average customer rating — While not all locations have verified 3rd party reviews, those that do tend to be highly rated by customers, indicating that franchise licenses are held to a high standard.
- No upfront fees — Like most cash buyers, they don't charge any fees, commissions, or closing costs to sellers.
- Sell 'as is' — With companies like these, sellers can avoid repairs and home prep, choose their closing date, and leave unwanted items behind.
- No obligation offers — There's no obligation to accept an offer, so you can compare against other options.
⚠️ Why We Buy Houses might not be your best option:
- Typically not suitable for homes in good condition — Like most cash investors, We Buy Houses licensees look for homes that they can get at a bargain and fix up for a profit. If your home is in good condition, you will typically get a much higher price listing with a realtor. According to Redfin data, the typical home bought by an investor sells for 55% more than the investor originally paid.[2]
- No representation. If you sell directly to a company like We Buy Houses, you're alone in representing your interests, so you'll have to evaluate the company's offer on your own. This includes contract terms like the earnest money amount and due diligence period.
Top We Buy Houses alternatives
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.
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Clever Offers provides a hassle-free way to find and compare competitive cash offers. When you want the speed and ease of an all-cash sale, they bring you multiple 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
- Excellent average customer rating
Cons
- Cash offer options may be limited in some areas
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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 variable service fee (formerly 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 service fees can eat into profits
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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.
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
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MarketPro Homebuyers makes our list for its pricing transparency and customer service. Customers repeatedly praise its fair offers and willingness to accommodate their unique circumstances. The company offers extended close dates, mobile notaries for closing paperwork, and the ability to leave behind unwanted belongings.
Pros
- Get an offer in 24–48 hours and choose your own closing date
- Multiple customer reviews mention fair, transparent offers
- Company offers packing and moving assistance
Cons
- Pays less than what you could get on the open market
- Homeowners not interested in selling say it's difficult to get off their mailing list
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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.
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
» 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 reviews: What customers have to say
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1 | 1 |
| 4.7 | 285 | |
| Weighted Average: | 4.7 | 286 |
We Buy Houses reviews are mostly positive, with an average rating of 4.7/5 (286 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. A handful of negative reviews also noted questionable business practices on the part of certain company reps, but those reviews are isolated to one or two branches and seem to be from several years ago.
Here's a breakdown of some of the most common themes we found in online customer reviews.
✅ Fair offers, easy process
Review after review indicates that We Buy Houses makes the home selling process incredibly easy and stress-free – often going above and beyond to accommodate sellers' needs.
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.[3] 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.
Praise about the hassle-free selling process is often coupled with mentions of a fair offer.
Great team! Managed restoration, marketing and sale of my house quickly and for over asking price. Thank you Igor, Damir, and Irina!
The offer was very fair and my uncle was very pleased. Igor went well above and beyond to answer any questions we had and addressed all concerns. The process went smoothly from the beginning to closing. WeBuyHouses.com also made accommodations for my uncle to lease an apartment after closing. I would highly recommend them to anyone looking to sell their home "as is."
Mitch and his team at We Buy Houses Nashville are the best. They make the selling process super easy and make fair offers. I would highly recommend selling your house to them.
They made everything extremely easy and I didn't feel pressured to accept their offer and I was able to get close to what I was hoping for the house.
✅ Professional and ethical treatment
Honesty and professionalism were also noted in a majority of We Buy Houses reviews. Many people turn to We Buy Houses in difficult situations, such as no longer being able to afford their house or selling the home of a loved one who has passed away. Sellers consistently said that We Buy Houses showed genuine consideration for their situation, taking the time to address their concerns and advise them on their options — even if it meant going a different route.
"There are cases where I'll get on the phone with somebody and depending on the price that they're looking for, or other factors, I'll ask them, ‘Hey, have you thought about maybe listing with a real estate agent?’" said Igor Avratiner of We Buy Houses Philadelphia.[4]
For many sellers, this degree of transparency creates a sense of trust and comfort during what could otherwise be a stressful transaction.
I am a new widow that had a stroke. My house needed so much before I could sell it. I found Mitch at "We Buy houses." He was the answer to my prayers. He helped so much through this transition. If you need to sell your home 'as is'. I totally recommend this company and this young man.
From the initial call, Igor did his absolute best to put me at ease, fully explaining the process of selling my parents' home. He is very knowledgeable and personable and was understanding of my family's attachment to the home as it contained all our childhood memories. He maintained a line of communication with me, answering any newly-discovered questions I had and was readily available as a conduit to the title company. I felt confident that I was entrusting the sale of my family home to a reputable company from start to finish.
This company worked fast but diligently with us to sell our home. They were super friendly and trustworthy and made the process smooth and easy.
This company was always honest, respectful and transparent with us, something that I really value, so I can, hands down, recommend them if you need to sell your home quickly and it needs repairs that you just can't afford or are incapable of doing yourself.
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.
How much does We Buy Houses pay?
Like all cash buyers, We Buy Houses investors typically pay less for houses than a buyer might pay on the open market in a traditional home sale. That's because investors need to purchase homes at a discount in order to earn a profit when they resell those homes at market value later on.
"We typically look to acquire properties at least with 25% equity. This is very common and standard practice," explains Charles H. Chandler III, an investor and Co-Founder of My Tennessee Home Solution. "We determine the resale of the property, then multiple that resale value by 75%, and then deduct the renovation cost to achieve that resale value from its current condition. That final number gives us our offer amount."
That said, each We Buy Houses franchise decides how much it’ll offer, so the amount you get will vary depending on factors like your home's location, condition, and what the investor intends to do with the property. For example, house-flippers generally pay less for homes than investors who plan to rent out properties long-term.
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 depends on the project length and difficulty. "Is this a house that’s been burned down, and we will have to make it safe? Or is it a house where we’re just painting, and we’ll put some flooring down?"
Like most cash buyers, We Buy Houses doesn’t charge closing costs or realtor commissions (unless you use your own realtor). And Avratiner claims that offers are generally firm, which is notable, given that iBuyers often change their offer amounts following a home inspection.
Cash Offer Range Calculator
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This might be what you'd expect from a traditional sale or recent comparable sales in your area.
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If you're considering selling for cash, it's important to weigh your options to be sure you're getting fair terms. With Clever Offers, you can compare multiple offers from vetted cash buyers – with no added fees or obligation. Sell in as little as 7 days for the maximum cash price.
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Disclaimer: This calculator provides estimated ranges based on typical investor criteria and market conditions. Actual offers may vary significantly based on specific property details, local market dynamics, investor preferences, and current economic conditions. This tool is for informational purposes only and should not be considered professional financial advice.
How it works: Our calculator considers different investor strategies, from conservative wholesalers to competitive buy-and-hold investors, to show you the full spectrum of potential offers based on your property's characteristics.
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 New Era Home Buyers 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.
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 more than 200 cities nationwide.
The company is growing, with investors able to purchase an exclusive license for territories that aren’t currently covered by an existing franchise.
📍Find more cash buyers near you
Our team has researched hundreds of companies to compile lists of the best cash home buyers across all 50 states and Washington, DC. Click on your state below to find the top companies in your area to buy your house for cash.
Is We Buy Houses legitimate?
Yes, We Buy Houses is a legitimate cash buyer with offices throughout the United States. The company is based in Bedford, Texas, and was founded in 2012 by entrepreneur Jeremy Brandt, who wanted to create a national cash buyer brand that would help sellers identify honest and trustworthy investors.[5]
We Buy Houses sets national standards that its licensees are required to meet, making it one of the more credible cash buyer options. Before opening a new We Buy Houses company office, real estate investors are evaluated on criteria such as:
- The number of homes they’ve purchased
- Their local reputation
- Whether they have enough capital for home purchases
Licensees are also required to sign a Standard of Ethics, pledging that they’ll act honestly while dealing with customers.
We spoke to one We Buy Houses licensee who said that the company is proactive about maintaining its brand and will reach out to franchisees if there’s a complaint about a potential violation.
We Buy Houses reviews are generally positive. However, each franchise is independently owned and operated, and not all branches have verified 3rd-party reviews. Therefore, your experience may vary depending on which office you work with.
Bottom line: Is We Buy Houses right for you?
While you'll leave some money on the table, We Buy Houses may be worth it if you:
- Need to sell your house fast (like if you’re facing foreclosure)
- Have a property that may otherwise struggle to attract buyers, like a home in need of major repairs.
- Don’t have the time or money to invest in major renovations.
- Are in a difficult situation that makes a traditional sale impossible (such as problem tenants or a hoarding situation).
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.
As home seller Yvonne O. told us, "If somebody didn’t want to go through the normal channels of the realtor, and didn’t have the time or the resources to fix up their home first before they sell it, I would definitely refer them. The process was really flawless. It was smooth and it was quick for us, that's exactly what we needed."
But if your home is in relatively good condition and you're under no particular pressure to sell, you may have better options available:
- If you want to sell your home as is, but at a higher price than you'd get from an investor, you might consider an iBuyer. While most iBuyers have stricter selling criteria and added fees, iBuyers often offer more money for homes than cash investors.
- If you want to make the most on your home sale, working with a realtor is usually the way to go. Realtors can market your property to attract cash offers and sell on your timeline. Many discount brokers provide full service at a fraction of the cost, which could help make up for some of the price cut you take selling a house as is.
- If you want the speed and certainty that a cash buyer can provide, getting competing offers from multiple cash home buyers is the best way to ensure you get a good deal. Free services like Clever Offers help you find the best offers from vetted cash buyers in your area.
Curious how much cash you could get for your home? Answer a few quick questions, and get competing offers from investors, iBuyers, and more. You can review offers without obligation and sell in as little as 7 days – with no added fees or obligation to move forward.
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, usually around 70% of the post-repair value, 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. However, if you're concerned about working with a 'we buy houses' company, there are measures you can take to avoid 'we buy houses' scams.
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.
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
About our reviews
Our company reviews are powered by hundreds of hours of research. To evaluate cash home-buying companies, we analyze publicly available data and 3rd-party customer reviews for indicators of offer quality, customer service, fees vs. value provided, trustworthiness, and more. Whenever possible, we also talk to customers, company reps, and industry professionals (such as real estate agents) who have direct experience working with the brand.
Clever Real Estate, which publishes this article, also operates Clever Offers — a cash offer marketplace recommended in the article. Our company reviews are based on independent research and data analysis, and reflect our honest opinions. However, Clever Offers generates revenue for our business and readers should be aware of this relationship when evaluating our recommendations.