We Buy Ugly Houses (also known as HomeVestors) is a nationwide cash home buying franchise with hundreds of independently owned offices across the country.
Companies like We Buy Ugly Houses purchase homes as is, pay in cash, and can close in as little as three weeks — providing a solution for home sellers that need to get rid of a property fast. The major trade-off is that these types of investors offer far below market value (likely no more than 70% of a home's after-repair value).
To avoid taking a huge loss, it's best to get quotes from multiple companies that buy houses for cash.
Offers marketplaces like Clever Offers can save you time comparison shopping among cash buyers. Simply fill out a short form with details about your home, get offers offers from legitimate buyers in your area, and sell in as little as 7 days — with no added fees or obligation to move forward.
We Buy Ugly Houses at a glance
| ⭐ Customer rating | 4.56/5 (2,588 reviews) |
| 💲 Offer range | Likely average* |
| 🤝 How it works | Get a cash offer within 24–48 hours of an initial inspection and close in as little as 3 weeks |
| 💵 Fees & other costs | None |
| 🚦 Purchase criteria | Almost any property is eligible, but it doesn't buy mobile homes |
| 🌎 Availability | 47 states + Washington, DC (not available in AK, HI, SD) |
*Based on a survey of 764 real estate investors indicating that 56% of house flippers offer no more than 70% of a home's after repair value (ARV), while fewer than 1 in 4 offer 80% or more
How much does We Buy Ugly Houses pay?
While each We Buy Ugly Houses investor will have a slightly different way of coming up with an offer price, you can typically expect an investor to offer no more than 70–80% of your home’s after-repair value (ARV) — what an investor thinks it will be worth after fixing it up.[1]
For example, a member of our writing team reached out to We Buy Ugly Houses for a quote on their Cape-style house in suburban New York City. It was in move-in ready condition and had lots of upgrades since it was purchased in 2010. Two independent realtors had suggested listing the home for about $435,000. The We Buy Ugly Houses representative offered a mere $301,200 (69% of its estimate market value).
Why do companies like We Buy Ugly Houses offer so little?
"Investors need room to profit and make the risk worthwhile," says Andrew Lokenaugh, who has more than 15 years of experience in property investing. "Offers consider total fix-up costs, holding costs, and potential resale value. Ideal deals make sense at 70–80% of the after repair value (ARV)."
Top We Buy Ugly Houses alternatives
We Buy Ugly Houses is a reliable avenue for getting a fast cash offer, but it may not be your best option. Here's are a few alternatives we recommend.
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Clever Offers provides a hassle-free way to compare competitive cash offers. When you want the speed and ease of an all-cash sale, this 5-star rated company can bring you multiple competing offers from a variety of sources — including iBuyers, small and large-scale investors, and even your local MLS. You can compare offers side-by-side with no added fees or obligation to move forward.
Pros
- One source for multiple competing offers
- Buyers are screened for experience and proven success at closing deals
- Dedicated support to ensure a smooth closing and find you other offers if needed
Cons
- Cash offer options may be limited in some areas
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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
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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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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.
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
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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
» MORE: Want to find more cash buyers near you? Check out our guide to the best companies that buy houses for cash.
We Buy Ugly Houses reviews: What customers have to say
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1.5 | 37 |
| 4.6 | 2,551 | |
| Weighted Average: | 4.6 | 2,588 |
We Buy Ugly Houses reviews are generally positive. The company has an average customer rating of 4.56/5 across 2588 online reviews.
Many customers appreciate how upfront and transparent the company’s reps were from the beginning of the selling process. Some customers also mentioned high-quality service and fair offers, given the difficult situations they found themselves in.
Scattered reviews (less than 5%) describe lowball offers, as well as customers being bombarded with marketing materials from the company.
Your experience may vary based on your local franchise. It’s important to check the reviews for the branch of We Buy Ugly Houses you’re considering working with.
Here's a breakdown of the themes we found across We Buy Ugly Houses reviews.
✅ The company was ethical and transparent throughout the selling process
An impressive percentage of reviews mention the honesty and transparency of We Buy Ugly Houses representatives. This is consistent with the experience our team member had when requesting an offer. "I was surprised at the home evaluator’s honesty with me, telling me up front that I would probably be making less money than if I sold the home through a real estate agent," she told us.
Great to work with. Will was very upfront and transparent from the beginning. He able to close quickly and even addressed an outstanding code enforcement issue on the property."
— Chris R., Jan. 2024, Google
I was initially uncertain about choosing this route to sell my sisters home, but ... as I met and interacted with P***** and T*** M*****, it felt better and better seeing everything they had prepared for me was just as they had initially assured me it would be. This experience was so refreshing, especially in this current climate where customers service is poor, or even non existent. I found every promise kept ... . If you ... desire [a] personable honest individual who’s intention is to be helpful and accommodating, these are the people you should work with."
— Maurice H., Sept. 2023, Google
✅ Great communication from company reps
Many reviews highlight the company's exceptional communication. Representatives clearly explain procedures, respond promptly to inquiries, provide regular updates, answer questions thoroughly, and remain accessible throughout the home selling process.
He offered a written quote with a fair price and the promise of a quick closing and he delivered! I was kept informed throughout the entire process and the transaction closed very smoothly and on time. I especially appreciated dealing only with Cesar from the start to the end and highly recommend him and Homevestors if you are looking to sell your property quickly and efficiently!"
— Betty M., Spring 2023, Google
We just had the BEST experience with Homevestors...S***** from the office was fantastic. She was very responsive to all my questions about the closing, turning over keys and everything else. Every email I sent was answered with-in a few minutes. For us the sale couldn't have been better. From the very beginning interview through interaction with the title company and final paperwork everyone was respectful and trustworthy.
— Elena M., Summer 2023, Google
✅ Company made the process hassle-free
Customers repeatedly highlight the smooth process and professional service they receive from their local We Buy Ugly Houses reps. Reviews emphasize the company's ability to close quickly (often within weeks or days), handle paperwork effectively, follow through on commitments, and provide a straightforward, predictable experience that eliminates the usual complications of real estate transactions. Customers also appreciate the flexibility shown during what can often be a difficult transition.
The benefits of working with them is that they take care of literally everything. They paid all closing costs, they sent out a mobile notary to us to make it easy and they let us sell the house as is so we didn't have to repair anything or clean up anything before we sold. The best thing was that they were flexible on letting us choose the closing day and the very same day that we handed over the keys, the money was wired to us immediately."
— Jose M., Summer 2022, Google
"Tom was fantastic answering every question and concern. The sale went off as promised with no surprises and even let us stay an extra night. Definitely recommend him."
— Robert R., Spring 2023, Google
I have to thank these guys wholeheartedly. I lost my mom and was ready to move and sell a messy house that was way past due for maintenance. They make the process super easy and are literally always there every step of the way. They’re flexible and passionate and wanna make sure you are treated top tier with their services."
— Peter, Aug. 2024, Google
I am so appreciative of Kevin and Pat in GA for everything. After my brother sold his house he passed away unexpectedly. Kevin and Pat helped me with anything and everything way beyond. They made getting the house cleaned out easy and knowing what I didn’t take would be given to charity which meant a lot. I live in VA and they worked with me for weeks to help me with whatever I needed with no pressure. ... Great service and respect."
— Lori W., Feb. 2024, Google
✅ Many customers felt they received fair offers
Some people wonder if "we buy houses" companies are a rip-off. But for many sellers, the company provides a needed solution when they're in a pinch. They're grateful for a fair offer, even though it's not as much as they could get by selling on the open market with an agent.
I was very pleased with the process of selling my home to HomeVestors. The original phone call was very easy. ... D*** B****** was the partner I was set up with to meet and look at my property. He also was very friendly and professional. D*** made a fair offer during that meeting. He explained the process, went over the contract and I never felt pressured. If anyone finds themselves in a bind financially and realize selling home is your only option (especially if you can’t repair issues with your home as I was in that position) I do recommend HomeVestors as one of your best options to consider."
— Rita L., Oct. 2023, Google
Jeremy was very helpful today. Fast closing. Reasonable offer. Josh was very helpful with the contract. I recommend this company for anyone wanting to make a quick sale."
— Cassandra N., Oct. 2023, Google
🟡 Some customers felt taken advantage of
Not all customers were happy with the offers they received from We Buy Ugly Houses. Some reviewers mentioned feeling lowballed for homes in decent condition.
Not as flexible as they claimed and they take advantage of your situation and low-ball you on the price. I had to take a huge loss even though the house wasn't at all ugly."
— Steve D., Feb. 2024, Google
Our mystery shopper was offered more than $100,000 lower than fair market value. She says of the offer: "I have to admit I was actually shocked and extremely disappointed, knowing what the current real estate market is like in my area. Even given the fact that I would not be paying real estate commissions, attorney fees or other closing costs, I was still in disbelief that the offer was so low."
In the past, the company has been accused of deliberately taking advantage of distressed sellers. ProPublica reported in 2023 that We Buy Ugly Houses "trains its nearly 1,150 franchisees to zero in on homeowners’ desperation."
However, it should be noted that We Buy Ugly Houses has since introduced new regulations to safeguard sellers, such as a disclosure form that provides sellers with a three-day window to back out of sale contracts.
🟡 The company sends lots of spam mail
We Buy Ugly Houses sends postcards to homeowners it thinks may be interested in a cash offer. However, many of these homeowners aren't interested in selling and report getting a high volume of mail from the company.
I am so tired of these people wanting me to sell my house. It is NOT for sale. I have tried opting out several times but that doesn't seem to make a difference to the people, they still keep bothering me."
— Sheryl R., May 2024, BBB
This company sends mail that is unmarked to trick me into opening junk mail. I can only imagine how deceptive they will actually be with their customers. Leave me alone."
— Dan H., Mar. 2023, Google
We Buy Ugly Houses vs. a realtor
The biggest differences between selling to We Buy Ugly Houses and listing with a realtor are fees, sale price, and speed.
You don't have to pay any fees or other costs to sell to We Buy Ugly Houses. If you list with an agent, you'll have to pay a realtor commission. The national average real estate commission is 2.83% for listing agents. You'll also have to pay closing costs, which are usually around 1%.
However, you'll likely get a much higher sale price with a listing agent (sometimes by as much as 30%) than you would with We Buy Ugly Houses, which more than makes up for the realtor commission and closing costs.
You can pay less in realtor fees by working with one of the top low commission realtors in your area. These agents offer the same full service as a traditional realtor, just at a lower rate (like 1.5%).
While an agent can't guarantee a fast sale like We Buy Ugly Houses can, you could still sell quickly on the market if you find a real estate agent with the right experience and selling strategy.
How does We Buy Ugly Houses work?
We Buy Ugly Houses often appeals to financially distressed homeowners with properties in poor condition ("ugly houses") or those who need to sell quickly. It offers quick cash payments at below-market prices, then quickly renovates the properties and flips them or rents them out.
If you sell your home with We Buy Ugly Houses, you can expect to take these steps:[2]
- Contact the company. Reach out to your local We Buy Ugly Houses office via an online form or a phone call.
- Schedule an inspection. A We Buy Ugly Houses rep visits your home in person. They get more info on your selling situation, explain more about how the offer process works, and tour the property.
- Receive a cash offer. The company makes a cash offer in as little as 24–48 hours after the inspection. This offer is usually non-negotiable — in other words, it’s a take-it-or-leave-it offer.
- Accept the offer. If you decide to accept the offer, you sign a purchase agreement and choose a closing date. Cash buyers like We Buy Ugly Houses can offer much more flexibility on closing dates than traditional buyers since there’s no financing involved.
- Get paid. You can finalize the deal, cash in hand, in as little as three weeks.
We Buy Ugly Houses fees and other costs
Like many cash buyers, We Buy Ugly Houses doesn't charge any fees. You don't have to pay for repairs or seller closing costs, either. Some alternative companies, like iBuyers, make higher offers but have service fees and other costs that can chip away at your proceeds.
Is We Buy Ugly Houses legitimate?
Yes, We Buy Ugly Houses is a legitimate franchise company owned by HomeVestors. Independent contractors operating under the brand are legitimate cash buyers, although service quality can vary from one location to the next.
HomeVestors was founded in 1996, and the company is now one of the largest franchise cash buyers in the US, with over 1,000 locations in 47 states. It makes money by buying homes at bargain prices, renovating them, and reselling them for a profit.
The company's longtime CEO, David Hicks, retired in August 2023[3] after an investigation of We Buy Houses by ProPublica found that some franchisees had exploited sellers in desperate situations. The current CEO is Larry Goodman, who was previously HomeVestor's COO.
In response to ProPublica's investigation, HomeVestors revised its training materials for franchisees, standardized disclosures, added a new three-day opt-out policy that allows sellers to terminate their contract with no questions asked, and created more opportunities for franchisees to give feedback to executives.[4]
What kinds of homes does We Buy Ugly Houses buy?
We Buy Ugly Houses will buy almost any property, including homes that are distressed, structurally unsound, located in flood zones, or occupied by tenants. The company even buys some commercial properties, but it doesn't purchase mobile homes.
Where is We Buy Ugly Houses available?
We Buy Ugly Houses has more than 1,000 franchise offices across 47 states and Washington, DC. Many counties and cities have multiple offices. The company doesn’t operate in Alaska, Hawaii, or South Dakota.
Bottom line: Is We Buy Ugly Houses right for you?
While you'll leave some money on the table, selling to a company like We Buy Ugly Houses may be worth it in certain situations:
- You need to sell your house fast.
- Your house isn't livable.
- You don’t have the money to make repairs.
- You need immediate cash funds.
- You've inherited a property you can't afford to maintain.
- You're selling a property with legal complications (tax liens, title disputes, problem tenants, etc.)
- You don't mind selling to an investor for a lower price.
In these instances, a cash investor like We Buy Ugly Houses will purchase your home as is, close on your timeline, and let you walk away with very little hassle.
But if your home is in relatively good condition and you're under no particular pressure to sell, you 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 who offers better-than-average commission rates is the way to go. Many discount brokers provide full service at a fraction of the cost and work on your selling timeline. They can also help you sell your home as is, signaling to buyers that you don't want to make any repairs.
- 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
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About our reviews
Our company reviews are powered by hundreds of hours of research. To evaluate and rank cash home-buying companies, we analyze thousands of online reviews across 3rd party sites including the Better Business Bureau, Consumer Affairs, Google, Trustpilot, reviews.io, Yelp, and Zillow.
In addition to tallying total review counts and average customer ratings, we conduct an AI-driven sentiment analysis across each company's review set to look for positive and negative themes related to the following core cash buyer criteria:
- Offer quality
- Service quality
- Credibility and integrity
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.