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Should you use We Buy Ugly Houses? | How much does it pay? | We Buy Ugly Houses reviews | How it works | We Buy Ugly Houses vs. competitors | Purchase criteria | Locations | FAQ
We Buy Ugly Houses is a reputable cash buyer franchise that purchases homes in almost any condition, providing a solution for sellers with hard-to-sell homes. The company can also help sellers who need a guaranteed fast sale, since it typically makes offers within 24 hours of an initial inspection and can close in as soon as 3 weeks. The major trade-off is that its offers are far below market value (likely no more than 70% of a home’s after-repair value).
We Buy Ugly Houses at a glance
Feature | Value |
---|---|
⭐ Customer rating | 4.5/5 (~2,000 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 3 weeks |
💵 Fees & other costs | None |
🚦 Purchase criteria | Almost any property is eligible, but it doesn't buy mobile homes |
🌎 Availability | 46 states (not available in AK, HI, ND, SD) + Washington, DC |
Should I use We Buy Ugly Houses?
We Buy Ugly Houses may be a worthwhile option if you have a home that would be hard to sell on the open market, whether because of its poor condition or other factors.
The company may also provide a solution if you need to sell your home right away and as is (without repairs or renovations). This may be the case if you have a special circumstance, like a home that requires extensive repairs you can’t afford, an inherited home you don’t want to put money into, or a rental property with bad tenants.
But for most sellers, accepting a cash offer from We Buy Ugly Houses doesn’t make sense. You’ll make more money if you get a cash offer from an iBuyer (good for homes in good condition) or list on the market with a real estate agent (good for getting the highest sale price on a more flexible timeline).
Sorting through all your options can be complicated, but you don’t have to do it yourself. If you want some help, consider a free service like Clever Offers, which gathers cash offers from reputable buyers for you and helps you compare them to the sale price you could get by listing.
How much does We Buy Ugly Houses pay?
We Buy Ugly Houses pays much lower than fair market value. Offers can vary, but what most investors pay for a house is no more than 70% of the home’s after-repair value (ARV), minus the estimated cost of repairs and renovations.
Alex Locklead, founder of NC Cash Homebuyers, explains, “It is true that most investors won’t pay more than 70% of a home’s after-repair value. This is because we need to take into account … our desired profit margin.”
To get some ground truth, our mystery shopper requested an offer from We Buy Ugly Houses, then asked two realtors to complete a comparative market analysis to estimate the value of her home. We Buy Ugly Houses offered $301,200. Both realtors suggested listing for around $434,500.
Our mystery shopper’s net proceeds would be around $100,000 less if she accepted the cash offer versus listing on the market. This massive gap in proceeds showcases the biggest drawback of selling to We Buy Ugly Houses. Learn more about how much you could lose selling a house as is.
Before accepting an offer from We Buy Ugly 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 connects you with multiple cash buyers in your area to place competing bids on your home. It can also hook you up with a pricing opinion from an experienced local realtor, with no obligation to move forward with an offer or listing.
⚡ Compare all your options in one easy go — no hassles, fees, or commitment.
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 fees and other costs that can total 7–10% of the sale price.
We Buy Ugly Houses vs. competitors
We Buy Ugly Houses is a reliable avenue for getting a fast cash offer, but it may not be your best option. For example, if you need to sell extremely quickly, like in one week, We Buy Houses and MarketPro Homebuyers can get you to closing the fastest.
We always recommend comparing multiple cash offers to find the best deal for your situation. Companies like Clever Offers and Sundae can help you do just that. Sundae is an investor bidding platform, while Clever Offers is a service that sources up to 10 cash offers on your behalf and walks you through each option.
Here’s a more detailed look at the top cash buyer companies that could be a better fit than We Buy Ugly Houses.
Company | Customer Rating | Type | Time to Close | |
---|---|---|---|---|
Best overall
Clever Offers |
5/5
|
Cash offer network
|
Varies
|
Compare Offers |
We Buy Houses |
4.6/5
|
Franchise cash buyer
|
7–14 days
|
Learn More |
Sundae |
4.6/5
|
Comparison service
|
10–60 days
|
Learn More |
MarketPro Homebuyers |
4.2/5
|
Cash home buyer
|
7 days
|
Learn More |
Customer Rating
Service Fee
Time to Close
Our take
Details
Eligibility
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
Details
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 30 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 more than 30 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
Details
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
Service Fee
Time to Close
Our take
Details
Eligibility
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. Read our full MarketPro Homebuyers review.
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
- MarketPro is one of the largest cash buyers on the East Coast, operating in D.C., FL, MD, PA, and VA.
- It pays cash for homes in any condition and offers flexible closing dates as well as packing and moving assistance.
- To get a cash offer, submit your information online or by phone.
- A company rep will schedule a same- or next-day walkthrough, which can be done virtually or in person.
- They’ll show you how they arrived at their offer price and how it compares with the sale price you could get with an agent.
- If you accept the offer, you can close in as little as a week, or up to 6 months.
- The company also offers packing and moving assistance.
- Sellers don’t pay any out-of-pocket fees, commissions, or closing costs.
Locations: MarketPro Homebuyers operates in 18 metros across Florida, Maryland, Pennsylvania, Virginia, and Washington, DC.
Purchase criteria: Homes, townhomes, and condominiums of any condition or price range. Multi-family buildings, commercial properties, and land sales are not eligible.
» 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 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.
We Buy Ugly Houses reviews: What customers have to say
Avg. rating | Total reviews | |
---|---|---|
Google* | 4.6/5 | 1,958 |
Better Business Bureau | 1.5/5 | 38 |
Total | 4.5/5 | 1,996 |
We Buy Ugly Houses reviews are generally positive. The company has an average rating of 4.5/5 across nearly 2,000 reviews.
Many customers appreciated how upfront and transparent the company’s reps were from the beginning of the selling process. They also mentioned high-quality service and fair offers. However, some reviewers reported getting lowball offers and being bombarded with postcards 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.
What customers love
Common We Buy Ugly Houses complaints
✅ 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
✅ Company reps provided excellent service
Customers repeatedly highlighted the service they received from customer representatives. They said We Buy Ugly Houses reps were kind during a difficult time for them and made the selling process easier.
M****** M****** was instrumental in helping my elderly neighbor whose wife had recently passed away. He had inherited a property in Woodstock, Georgia that he needed to sell, but had no idea how to proceed. There were many entanglements and obstacles to overcome. M****** was extremely knowledgeable and knew how to help and where to direct us. It was a difficult and stressful situation but M******’s patience, understanding and professionalism knew no bounds. Few would have gone to the lengths she did to help a client.“
— Victoria H., July 2023, 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
✅ The company was transparent throughout the selling process
Several reviewers mentioned the company’s transparency. This is consistent with the experience of our mystery shopper, who said, “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.”
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
❌ Some customers felt lowballed and 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, and some even called the company out for taking advantage of distressed sellers.
This exploitation was the focus of an investigation by ProPublica, which reported that We Buy Ugly Houses “trains its nearly 1,150 franchisees to zero in on homeowners’ desperation.”4
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
❌ 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.
Would leave a 0 star review if possible. The company is harassing my family with ‘post cards.’“
— Emily P., Mar. 2023, Google
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
How does We Buy Ugly Houses work?
We Buy Ugly Houses often looks for financially distressed homeowners with properties in poor condition (“ugly houses”). 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:5
- 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.
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 46 states and Washington, DC. Many counties and cities have multiple offices. The company doesn’t operate in Alaska, Hawaii, North Dakota, or South Dakota.
Frequently asked questions
Does We Buy Ugly Houses pay fair market value?
Companies like We Buy Ugly Houses typically pay no more than 70% of the house’s estimated fair market value, minus the cost of repairs and renovations. Most sellers will make more cash overall by listing with a low commission real estate agent.
Is We Buy Ugly Houses legit?
We Buy Ugly Houses is a legitimate cash buyer franchise. It's owned by HomeVestors and operates in 46 states and Washington, DC. However, the company has been accused of exploiting desperate sellers.
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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 analyzed thousands of customer reviews, secret-shopped each company, and looked to publicly available data for indicators of offer quality, customer service, fees vs. value provided, trustworthiness, and more. Whenever possible, we also talked to customers, company reps, and industry professionals (such as real estate agents) who’ve had direct experience working with the brand.
Sources
- ProPublica, “‘We Buy Ugly Houses’ CEO Steps Down Following ProPublica Investigation,” June 28, 2023. ↩︎
- ProPublica, “The Ugly Truth Behind ‘We Buy Ugly Houses,'” May 11, 2023. ↩︎
- Franchise Times, “Investigation Prompts Policy Changes as HomeVestors Addresses Franchisee Tactics,” Jan. 15, 2024. ↩︎
- ProPublica, “The Ugly Truth Behind ‘We Buy Ugly Houses,'” May 11, 2023. ↩︎
- We Buy Ugly Houses, FAQ, “How does the house buying process work?,” accessed Apr. 1, 2024. ↩︎
Jason P says
Very good article, we buy distressed houses as well and always recommend that the seller get other offers before settling with ours. So there are good guys out there that you can sell your home to quickly and for cash
Quinn Harris says
I was skeptical at first when I looked at their ads but turns out they are actually legitimate. A friend of mine contacted them and had his property sold which was In a pretty mediocre condition. It’s a good job they do.