If you’re under pressure to sell fast or have a home that needs a lot of work, you may want to consider selling to a company that buys houses for cash. Most of these companies are professional investors who purchase homes as is, pay in cash, and can close in as little as 1–2 weeks.
But buying complicated properties fast carries a lot of risk, so investors typically pay a lot less than you’d net with a realtor. The tradeoff can be worth it if you need speed and certainty, but selling directly to an investor is rarely going to be your best option — simply due to the lack of competition.
If you’re looking for the convenience of a cash offer, but want to be sure you’re getting a fair price, we suggest starting with Clever Offers — our top pick among cash home buying companies.
With Clever, you can get competing cash offers from a nationwide network of investors, iBuyers, and more — all with a proven track record and verified funding. Compare offers side by side and close in as little as seven days, with no obligation to move forward. Request offers.
5 best companies that buy houses for cash
✨ Our Pick
Clever Offers
<span class="cards-list-item-type review-tooltip" data-tippy-content="Offers Marketplaces are third-party platforms that let you request and compare cash offers from a large network of vetted property buyers and related services. These services are typically available nationwide and free to use if you’re a home seller.”>
Offers Marketplace
<div class="cards-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 3681 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
5
Best for: Most home sellers. Compare all cash offers and options in one place.
<span class="cards-list-item-type review-tooltip" data-tippy-content="Cash Investors are local or regional property investors that specialize in buying distressed or hard-to-sell homes, fixing them up, then reselling or renting them out for a profit.”>
Cash Investor
<div class="cards-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 327 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
4.5
Best for: People with fixer-uppers or hard-to-sell homes who need to sell fast.
<span class="cards-list-item-type review-tooltip" data-tippy-content="iBuyers are tech-enabled, high-volume home buyer companies that purchase newer homes in good condition then resell them quickly for a profit.”>
iBuyer
<div class="cards-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 1203 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
4.5
Best for: People with homes in good condition who need to sell fast.
<span class="cards-list-item-type review-tooltip" data-tippy-content="Bridge Loan (aka Buy-Before-You-Sell) services offer short-term loans to unlock equity tied up in your current home to buy your new home before you sell. Once you move out, you sell your old home on the open market.”>
Bridge Loan
<div class="cards-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 879 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
4.8
Best for: People with lots of equity tied up in their current home who need to move now.
<span class="cards-list-item-type review-tooltip" data-tippy-content="Online Auction platforms let you auction off your home to cash buyers online. Online auction sites are typically free for residential sellers to use but usually require realtor representation.”>
Online Auction
<div class="cards-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 103 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
4.3
Best for: People with homes that need major repairs who have a few weeks or more to sell.
Our team has spent hundreds of hours researching cash home buyer companies across the country so you don’t have to.
To compile our state and nationwide rankings, we evaluated more than 3,700 cash home buying companies and analyzed more than 412,287 publicly available data points. We consider a wide range of factors, including:
Customer reviews: Does the company consistently deliver good outcomes and experiences for customers?
Credibility signals: Is the company well-established with a consistent track record of activity and success?
Service quality: Is the product or service a good value relative to others in the same category
Flexibility: Is the service flexible enough to suit a variety of customer needs and situations?
We continually refresh existing data, add new companies to our library, and look for new ways to make our pages more useful. See our state rankings for a more complete list of options near you.
What type of cash buyer is right for me?
Cash home buying companies range from local investors to nationwide iBuyers and auction platforms. Some specialize in helping home sellers who need a fast out for a home in less-than-ideal condition, while others offer convenience and flexibility for sellers with more move-in ready homes.
Offers Marketplace
Offers Marketplaces help you compare multiple cash offers and other sell-fast alternatives side-by-side. Cash buyers are pre-vetted, making it a fast and safe option. Most are free to use and there’s no obligation to accept offers they bring you.
Who this is for: All home sellers and situations. The best Offers Marketplaces can offer relevant solutions for any property, goal, or timeline.
How to choose: Look for a service with a variety of sell-fast options (not just cash offers from investors), excellent customer reviews, dedicated customer service and support.
Cash Investor
Cash Investors Cash Investors are real estate professionals that typically specialize in purchasing fixer-uppers to renovate and either resell or rent out for a profit. They buy homes in almost any condition and can pay cash, allowing them to close much faster than buyers with loans.
Who this is for: Home sellers who need to sell fast due to external pressures like pre-foreclosure or unexpected life changes, or with a property that would be property that would be hard-to-sell hard to sell on the open market due to its condition or other complicating factors.
How to choose: An up-to-date website, consistently positive customer reviews on sites like Google, and BBB accreditation are all good indicators that a company is active and cares about its reputation. Just as importantly, an investor should be transparent about how they arrived at their offer amount, provide proof of funds and a sizable security deposit, and never pressure you to sign a contract on the spot.
iBuyer
iBuyers are large companies that purchase newer, well-maintained homes in select cities. You can get an offer in 24–48 hours and close in as little as 10 days. iBuyers typically pay more than cash investors, but they only buy certain types of homes.
Who this is for: Sellers with newer, well-maintained homes who are willing to sacrifice some potential profits in exchange for a fast sale — or simply to avoid the uncertainty, stress, and hassle of listing on the open market.
How to choose: The major iBuyer companies are pretty similar in terms of services, ratings, and fees. We recommend requesting no-obligation offers from all available iBuyers in your area to get the best possible deal. Some sellers even report successfully using competing iBuyer bids to negotiate a higher price.
Bridge Loan
Bridge Loan services (also called Buy-Before-You-Sell) offer short-term home equity loans you can use to buy a new home before you sell your current one. After you move, you list your old home with a realtor and settle up with the bridge loan provider at closing. Most charge 2-2.5% on top of the usual closing costs.
Who this is for: People with solid equity in their current property who want to buy their next home before they sell. These programs help you move faster, skip the hassle and stress of living through showings and inspections, and avoid simultaneous out-of-pocket costs for two properties.
How to choose: Look for brands with excellent customer reviews, no interest for 3-6 months, a reasonable backup offer (if you fail to sell on the market), and a single 2-2.5% program fee. The best services also let you choose your own agent to sell your old house.
Auction Site
Auction Sites Online Auctions let you auction off your property online to the highest bidder. The upside is that the competition may boost your offer price. The tradeoff is certainty and speed: online auctions usually take longer than a direct cash sale.
Who this is for: Home sellers with fixer-upper properties who can tolerate 3+ week sale timeline. Don’t do an online auction if you’re under pressure to sell fast. Most sites also require residential sellers to use a real estate agent, so look elsewhere if you’re trying to avoid realtor fees.
How to choose: In addition to reading customer reviews, make sure the site is free for sellers and its online tools are intuitive and easy to use. You should sign up (it’s free) and take the software for a test drive before you commit to listing a property.
Find the best cash buyers near you
Keep in mind that sometimes your best option is a local cash buyer with a solid reputation.
Our research team has evaluated more than 3,700 companies to find the best cash home buyers across the United States.
If you’re looking for the best companies that buy houses for cash in your area, check out our comprehensive rankings for all 50 states and Washington, DC.
More of the best companies that buy houses for cash
Offers marketplaces: Best choice for most home sellers
<div class="reviews-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 3681 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
5
Top-rated
Clever Offers
<span class="reviews-list-item-claimed review-tooltip" data-tippy-content="Claimed ✓ means this company has contacted us directly to verify their profile information and provide additional details about their business. “>Claimed ✔
<span class="reviews-list-item-type review-tooltip" data-tippy-content="Offers Marketplaces are third-party platforms that let you request and compare cash offers from a large network of vetted property buyers and related services. These services are typically available nationwide and free to use if you’re a home seller.”>
Offers Marketplace
Clever Offers helps you find and compare offers from leading cash buyers in your area — all with a proven track record of ethical dealings with home sellers.
Because Clever’s network includes local/national investors, iBuyers, and agents with experience listing homes as is, you get a range of offers to choose from — including alternative deal types that deliver a higher payout over time.
The 5-star rated company gets top marks for helping you make an informed decision without pressuring you to move forward. See our full Clever Offers review.
Pros
Multiple competing cash offers
Vetted investors with proven success/funding
Explore alternate offer types that may fetch a higher price
Excellent average customer rating
Cons
Some deal types have longer timelines
Cash offers may still be below market value
Offer potential: Above average to well above average Service fee: None
<div class="reviews-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 1543 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
4.5
Top-rated
Homelight Simple Sale
<span class="reviews-list-item-type review-tooltip" data-tippy-content="Offers Marketplaces are third-party platforms that let you request and compare cash offers from a large network of vetted property buyers and related services. These services are typically available nationwide and free to use if you’re a home seller.”>
Offers Marketplace
Accredited, A+
2016
Summary
Pros & Cons
Full ratings
Company info
If you’re unsure of where to start, HomeLight Simple Sale helps you explore two options: Selling directly to a cash buyer or listing with an agent.
The company can get you multiple cash offers to choose from and help you close in as little as 10–30 days.
However, reviews indicate that many sellers end up listing with a partner agent after finding that no investors are available in their area. HomeLight agents have great reviews, but if you need to sell quickly — or want to avoid fielding calls from agents trying to earn your business — other alternatives may be a better fit. See our full HomeLight review.
Pros
Convenient way to compare options (agent listing or cash offer)
Fully vetted cash buyer network
Strong overall customer rating
Cons
Online estimate may exceed actual investor offers
Complaints of unwanted calls from agents after requesting cash offers
Few verified reviews for their cash offer program, most are for agents
Cash investors: Best for hard-to-sell homes that need to sell fast
<div class="reviews-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 327 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
4.5
Top-rated
We Buy Houses
<span class="reviews-list-item-type review-tooltip" data-tippy-content="Cash Investors are local or regional property investors that specialize in buying distressed or hard-to-sell homes, fixing them up, then reselling or renting them out for a profit.”>
Cash Investor
We Buy Houses is a solid choice if you need to sell fast or have a home that’s difficult to sell. You don’t need to worry about repairs and can close extremely quickly, sometimes in just a week.
The company has been around since 1997, carefully vets its investors’ reputations, and is available in most of the U.S.
Franchise owners have a high degree of independence when it comes to the types of offers they can make. While the customer experience may vary between locations, most offices maintain above-average ratings. See our full We Buy Houses review.
Pros
Fast offers (24–48 hours) with average 2–4 week closings
No commissions, fees, or closing costs
Franchise licensees are vetted, reputable investors
Cons
Offers less than market value, on par with other investors
<div class="reviews-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 2459 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
4.6
Top-rated
We Buy Ugly Houses
<span class="reviews-list-item-type review-tooltip" data-tippy-content="Cash Investors are local or regional property investors that specialize in buying distressed or hard-to-sell homes, fixing them up, then reselling or renting them out for a profit.”>
Cash Investor
Accredited, A+
1996
Summary
Pros & Cons
Full ratings
Company info
We Buy Ugly Houses / HomeVestors will purchase homes that most other buyers won’t. The company makes near-instant offers and it buys homes as-is, so you don’t need to worry about repairs or cleaning.
As a franchise company, service quality can vary between locations. Most locations maintain positive customer ratings, but the company recently received bad press for the questionable sales tactics employed by some of its licensees.
The company’s broad availability makes it a viable choice for home sellers with limited options, but we strongly suggest comparing at least 2–3 other offers before entering into a contract. See our full We Buy Ugly Houses review.
Pros
Fast offers (24-48 hous) with average 3 week closings
Many franchises have high customer ratings
Buys homes in any condition
Cons
Offers less than market value, on par with other investors
<div class="reviews-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 670 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
4.4
Recommended
MarketPro
<span class="reviews-list-item-type review-tooltip" data-tippy-content="Cash Investors are local or regional property investors that specialize in buying distressed or hard-to-sell homes, fixing them up, then reselling or renting them out for a profit.”>
Cash Investor
Accredited, A+
2016
Summary
Pros & Cons
Full ratings
Company info
MarketPro stands out for its same-day offers, transparent pricing, and flexible closing windows. It also offers unique perks like packing and moving assistance.
The company’s team can view your property in person or virtually, and will walk you through the numbers to see how their offer compares with your home’s potential listing price.
According to customer reviews, you can expect a fair price and a smooth, efficient selling process led by an experienced team. See our full MarketPro Homebuyers review.
Pros
Same-day offers, 3 week closings
Free packing and moving help
Praised for fairness and service quality
Cons
Offers less than market value, on par with other investors
Reviews indicate it's hard to get off their contact list
iBuyers: Best for newer homes in good condition that need to sell fast
<div class="reviews-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 1203 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
4.5
Top-rated
Homeward
<span class="reviews-list-item-claimed review-tooltip" data-tippy-content="Claimed ✓ means this company has contacted us directly to verify their profile information and provide additional details about their business. “>Claimed ✔
<span class="reviews-list-item-type review-tooltip" data-tippy-content="iBuyers are tech-enabled, high-volume home buyer companies that purchase newer homes in good condition then resell them quickly for a profit.”>
iBuyer
Homeward’s Sell-Before-You-List offering is a solid option if you need to sell fast and have a home in good condition.
Homeward pays you a lump sum up front (~89% of your home’s market value). Then you list the property on the open market with the agent of your choice and keep any additional proceeds once you sell (minus the service fee and any agent commissions).
The ability to list for additional upside is a big benefit over other iBuyers because open-market sales will almost always net you the highest price. See our full Homeward review.
Pros
Pays closer to market value than other cash buyers
Unique approach gets you fast cash plus the upside from a open-market sale
Ability to choose your own real estate agent
Cons
6.5% service fee is slightly higher than other iBuyers
Fastest available closing window is 21 days
Stricter purchase criteria than traditional cash buyers
Offer potential: Well above average Service fee: 6.5%
<div class="reviews-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 2814 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
3.9
Worth considering
Offerpad
<span class="reviews-list-item-type review-tooltip" data-tippy-content="iBuyers are tech-enabled, high-volume home buyer companies that purchase newer homes in good condition then resell them quickly for a profit.”>
iBuyer
Accredited, A+
2015
Summary
Pros & Cons
Full ratings
Company info
As an iBuyer, Offerpad stands out for its perks, including free local moves and a 3-day grace period to wrap up your move after closing.
You can choose between listing with an agent and getting a cash advance for home prep/repairs or taking a competitive cash offer with flexible closing dates, ranging from 8–90 days.
If you accept a cash offer, be prepared for relatively high repair costs — which customers report can substantially reduce your final offer. See our full Offerpad review.
Pros
Pays closer to market value than conventional cash buyers
Flexible 8-90 day closing window
Covers local moving costs
3-day grace period for move-out after closing
Cons
Repair costs can greatly reduce offers
1% cancellation fee if you back out 4+ days after inspection
Lower average customer rating than competitors
Offer potential: Well above average Service fee: 5%
<div class="reviews-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 4154 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
4.2
Recommended
Opendoor
<span class="reviews-list-item-type review-tooltip" data-tippy-content="iBuyers are tech-enabled, high-volume home buyer companies that purchase newer homes in good condition then resell them quickly for a profit.”>
iBuyer
Accredited, A
2014
Summary
Pros & Cons
Full ratings
Company info
Opendoor is for home sellers who want to skip the hassles of a traditional home sale — without sacrificing too much on price.
You can get an initial offer within 24–48 hours, choose your closing date, and skip repairs and showings. The company also pays much closer to market value than traditional house flippers.
Opendoor does charge a 5% service fee, and some customers complain that final offers are lower than initial estimates. See our full Opendoor review.
Pros
Pays closer to market value than flipper
Convenient selling process and quick inspections
Flexible closing window of 14–60 days
Cons
Repair costs can significantly reduce offers
5% service fee on top of repair fees and closing costs
Stricter purchase criteria than traditional cash buyers
Offer potential: Well above average Service fee: 5%
Bridge loans: Best for buying your next home before you sell the current one
<div class="reviews-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 879 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
4.8
Top-rated
Knock
<span class="reviews-list-item-type review-tooltip" data-tippy-content="Bridge Loan (aka Buy-Before-You-Sell) services offer short-term loans to unlock equity tied up in your current home to buy your new home before you sell. Once you move out, you sell your old home on the open market.”>
Bridge Loan
Knock’s Bridge Loan lets you borrow against the equity in your current house to buy a new home before you sell.
The loan covers your down payment, moving expenses, home prep costs (like minor repairs and staging), and ongoing mortgage payments while your house is being listed.
You can also borrow up to $35,000 for home improvements before listing. If your current home doesn’t sell within six months, you have a guaranteed cash offer to fall back on, worth about ~80% of your home’s market value. See our full Knock review.
Pros
Bridge Loan is interest free for up to 6 months
Up to $35,000 advance for home improvements before you sell
Use your own agent and mortgage lender
Excellent average customer rating
Cons
Need significant home equity to qualify
2.25% program fee on top of realtor commission and closing costs
Ongoing mortgage costs add up if your home doesn't sell quickly
Offer potential: Well above average Service fee: 2.25% + $1,850 loan fee
Availability: Statewide in Alabama, Arizona, California, Colorado, District Of Columbia, Florida, Georgia, Illinois, Kentucky, Maryland, Michigan, Minnesota, New Hampshire, New Jersey, North Carolina, Ohio, Oregon, Pennsylvania, South Carolina, Tennessee, Washington, Wisconsin
Business Address: 309 E Paces Ferry Rd NE STE 400, Atlanta, GA 30305
<div class="reviews-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 1203 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
4.5
Top-rated
Homeward
<span class="reviews-list-item-claimed review-tooltip" data-tippy-content="Claimed ✓ means this company has contacted us directly to verify their profile information and provide additional details about their business. “>Claimed ✔
<span class="reviews-list-item-type review-tooltip" data-tippy-content="Bridge Loan (aka Buy-Before-You-Sell) services offer short-term loans to unlock equity tied up in your current home to buy your new home before you sell. Once you move out, you sell your old home on the open market.”>
Bridge Loan
Not accredited, D-
2018
Summary
Pros & Cons
Full ratings
Company info
Homeward’s Buy Before You Sell program is for sellers who need the equity from their current home to purchase a new one.
Rather than having to sell your current home and then find a temporary place to stay while you shop for a new place, Homeward lets you to leverage its cash offer to buy a home before you list. If your home doesn’t sell within 6 months, you can fall back on Homeward’s guaranteed cash offer, worth up to 89% of your home’s market value.
As an added benefit, you get to work with your own agent to sell, which can lead to better outcomes and savings. Homeward also offers discount fees when you use Homeward Title and Homeward Mortgage. See our full Homeward review.
Pros
Bridge Loan is interest-free for up to 120 days
Lower rates than other Bridge Loan options when you use Homeward Title and Mortgage
Ability to choose your own real estate agent
Cons
Program fees added on to your realtor commissions and closing costs
Some customers say costs are higher than expected
Offer potential: Well above average Service fee: 2.4% (1.9% if you use Homeward Mortgage)
<div class="reviews-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 1547 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
4.5
Top-rated
Homelight
<span class="reviews-list-item-type review-tooltip" data-tippy-content="Bridge Loan (aka Buy-Before-You-Sell) services offer short-term loans to unlock equity tied up in your current home to buy your new home before you sell. Once you move out, you sell your old home on the open market.”>
Bridge Loan
Accredited, A+
2016
Summary
Pros & Cons
Full ratings
Company info
HomeLight’s Buy-Before-You-Sell offering is designed for sellers who have a lot of equity built up in their current home and need to move asap. Its “Equity Unlock”bridge loan can be used to cover your new down payment, moving expenses, closing costs, property repairs, and more (pending lender approval).
If your home doesn’t sell within 120 days, HomeLight will purchase it and continue to work with you to sell on the open market. Once it sells, HomeLight will distribute any profits from the sale to you after deducting its incurred costs and fees.
Just be prepared to cover the 2.4% “program fee” on top of typical realtor commissions and closing costs. See our full HomeLight review.
Pros
Bridge Loan is interest-free for up to 120 days
Can use equity advance to cover wide variety of expenses
Ability to choose your own real estate agent
Cons
2.4% program fee slightly higher than some alternatives
Minimum fees apply if final sale price is below $375,000
Stricter eligibility criteria than some other options
Offer potential: Well above average Service fee: 2.4%
<div class="reviews-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 640 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
4.3
Recommended
Orchard
<span class="reviews-list-item-type review-tooltip" data-tippy-content="Bridge Loan (aka Buy-Before-You-Sell) services offer short-term loans to unlock equity tied up in your current home to buy your new home before you sell. Once you move out, you sell your old home on the open market.”>
Bridge Loan
Accredited, A
2017
Summary
Pros & Cons
Full ratings
Company info
Orchard’s Move First program lets you borrow against the value of your current home to buy a new house before you sell. It’s equity advance covers both the down payment on a new home and ongoing mortgage payments on your old home for up to 120 days until it sells.
While Orchard doesn’t let you choose your own listing agent, we generally found its in-house agent team to be experienced and highly rated. Its Concierge Service will also front your the funds for minor repairs and improvements to get your house market-ready.
Just be prepared to pay a 2.4% program fee and additional closing costs (~1%) on top of typical closing costs and a 5-6% realtor commission. See our full Orchard review.
Pros
Bridge Loan is interest-free for up to 120 days
Additional interest-free funding for pre-listing repairs and home improvements
Good average customer rating
Cons
2.4% program fee slightly higher than some alternatives
Required to use in-house Orchard real estate agents
Offer potential: Well above average Service fee: 1.9% + 6% brokerage fee
Online auctions: Best for fixer-upper homes with less pressure to sell fast
<div class="reviews-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 103 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
4.3
Recommended
Xome
<span class="reviews-list-item-type review-tooltip" data-tippy-content="Online Auction platforms let you auction off your home to cash buyers online. Online auction sites are typically free for residential sellers to use but usually require realtor representation.”>
Online Auction
Xome is an online auction platform for sellers with distressed or hard-to-sell homes who aren’t under a huge amount of time pressure to sell quickly.
Online auction sales can take 15-30 days to close, depending on the buyer’s financing (some cash investors can close in just seven days). The benefit is more competition, which could help you get a higher price in the end.
Xome doesn’t charge any fees for sellers and only requires a realtor if you’re listing a single-family home. DIYers can easily manage the listing, auction, and closing processes within Xome’s seller portal and mobile app. See our full Xome review.
Pros
No platform fees for sellers
Easy-to-use seller portal and app
Streamlined digital closing process
Cons
Not BBB accredited
Listing agent required when selling your primary residence
<div class="reviews-list-item-rating review-tooltip" data-tippy-content="Average Customer Rating is based on 699 reviews gathered across available 3rd-party review sites, including Google, BBB, Trustpilot, and more. The displayed score is out of 5 total points.”>
4.6
Top-rated
Sundae
<span class="reviews-list-item-type review-tooltip" data-tippy-content="Online Auction platforms let you auction off your home to cash buyers online. Online auction sites are typically free for residential sellers to use but usually require realtor representation.”>
Online Auction
Accredited, A+
2018
Summary
Pros & Cons
Full ratings
Company info
If you’re considering selling for cash, and live in CA, Sundae is one of the better options. Their auction-style platform gives you multiple bids to choose from, and they handle the listing details and marketing on your behalf.
Reviews of Sundae are overwhelmingly positive. Customers claim the service is fast and easy with better-than-expected offers (though not always). Sundae also offers cash advances of up to $10,000.
As is typical of an online auction, Sundae makes money by charging buyers a percentage of their winning bid, which is deducted before you’re shown the offer. If you have time to shop around, it may be worth exploring other options to see what investors might offer you directly. See our full Sundae review.
Is selling to a company that buys houses for cash worth it?
Benefits of selling to a cash buyer
Convenience. While most buyers want a move-in ready house, many property investors look to buy “distressed” homes (properties that need major repairs, have complex title or tax issues, or whose owners are under pressure to sell fast). Selling to a cash buyer allows you to sell a property in almost any condition without worrying about cleaning, touchups, or repairs.
Speed. Many cash buyers make same-day offers. And because pay in cash, they can close faster than traditional buyers who need approval from a lender. Some investors can close in as few as 7 days after making an offer.
Flexibility. Sometimes you need a little extra time to move. Many cash buyers give you the flexibility to choose your own closing date and offer a grace period if you need more time. Many also offer perks like moving help or the ability to leave unwanted things behind.
Certainty. Selling to an investor usually means less likelihood of delays or canceled contracts due to contingencies (inspection, appraisal, prior home sale, etc.) or financing issues.
Potential drawbacks of selling to a cash buyer
Lower sale price. Buying properties fast for cash carries a lot of risk, so investors typically pay less than full value to ensure they don’t lose money on the deal. However, this tradeoff can be worth it if you need speed and certainty or can’t find a buyer on the open market.
Less competition. While faster and more convenient than selling your house the traditional way, there’s inherently less competition when selling directly to a cash buyer. And unless you put in the work to get competing offers, selling for cash leaves little room for negotiation. Therefore, it may take some time to find a decent offer.
Potential for scams. While most cash buyers are reputable business people, some have been known to prey on people in vulnerable situations. To avoid being taken advantage of, vet investors carefully — or work with a cash offer marketplace that verifies a company’s track record before accepting them into their network.
Selling to a cash investor can save you a lot of time, but it’s often the worst possible route for your bottom line.
Most companies that buy houses for cash in are professional real estate investors who purchase properties, fix them up, then resell or rent them out for a profit.
Many of these investors target “distressed” homes (properties that need major repairs, have complex title or tax issues, or whose owners are under pressure to sell fast). Their business model depends on purchasing properties at a bargain, fixing them up, and then renting them out or reselling them for a profit.
Investors like working directly with sellers because they have little or no competition, allowing them to pay as little money as possible.
By going directly to a cash investor, homeowners usually end up with a lot less cash they could have gotten with an agent.
“I always tell sellers that they’ll be better off if they get an agent,” says Don Chambers, who’s been investing in real estate since 2007. “If you get an agent and list it with the MLS, you will expose it to many more buyers. And when you get more buyers, you’ll get a higher price.”
Several sources show that homes listed on the MLS sell for more than those sold without a realtor. For example:
In a survey conducted by Clever Real Estate, unrepresented sellers reported earning an average of $79,000 less in profit compared to sellers who used an agent. FSBO sellers were also 64% more likely than agent-assisted sellers to say they didn’t sell for their desired sale price.
Research from Minneapolis-based brokerage Maker Real Estate found that, on average, homes sold through the MLS netted sellers $49,000–104,000 more than those sold to an investor. That’s after accounting for realtor fees, which average 5–6% of the home sale price.
If you have any time at all to sell your home, it’s worth it to at least test the market. You can list your home for a competitive price and require all offers to be submitted within a week — with an earnest money deposit, proof of funds, and no financing or inspection contingencies. Doing this almost guarantees the offers you receive will be strong cash offers.
Services like Clever Offers can help you explore direct cash offers vs. a 7-day MLS listing with a top local listing agent — all with no added fees or pressure to move forward.
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How much will a ‘we buy houses for cash’ company pay?
“Generally speaking, cash investors offer about 70% of the house’s value, minus cost of repairs/updates, minus buying costs, minus holding costs, minus the estimated cost of utilities,” says Ryan David, owner of We Buy Houses In Pennsylvania.
This figure more or less aligns with our own survey of real estate investors, which revealed that a majority of house flippers (56%) offer no more than 70% of a home’s ARV, while 77% max out at 80% of ARV. The exact amount a cash buyer will pay depends on their business model and the profit potential they see in your home.
When sizing up an opportunity, there are several strategies cash buyers employ to make a profit. For example, they might:
Flip the house for a quick profit, a strategy often used by house flippers and iBuyers
Sell the contract to another investor willing to make the needed improvements, a strategy known as ‘wholesaling’
Turn the house into a rental property
Sign a novation agreement, allowing them to make improvements upfront and then list the home on your behalf
Leverage seller financing, allowing them to pay off the seller over time, with interest
Some strategies generate slow, steady gains through monthly income and price appreciation. Others allow for a quick profit, either through wholesaling or renovating and reselling for added value.
The amount of risk involved also influences an investor’s offer.
If a house is purchased sight unseen or is more likely to have issues due to age or lack of upkeep, an investor will almost certainly offer less in order to avoid taking a loss — which 9 of 10 investors surveyed have had to do at some point in their careers.
iBuyers, who operate in hot housing markets and tend to buy homes that need only minor repairs, can usually offer more.
Sellers who want to sell quickly and with certainty they can close on their timeline.
Novation agreement
80–90%
40–60 days
Sellers who want a higher price without hassle. The buyer makes repairs, sells the house, then pays the seller.
iBuyer
90–100%, minus repair costs and service fees
As little as 10 days
Sellers with homes in fairly good condition who are willing to sell for slightly less to avoid the traditional listing process.
Traditional agent listing
100%, minus agent commissions
30–60 days
Sellers who want to list on the market to get the highest price.
Creative financing
100%+, paid out over time
30–60 days, with 2–10 year payout
Sellers who don’t need a lump sum and are willing to accept monthly payments to gain interest and avoid capital gains tax.
How does a cash offer on a house work?
Companies that buy houses for cash generally purchase properties at bargain prices, complete any necessary repairs, and either rent or resell them for a profit.
Here’s how a cash offer typically works if you’re a seller:
Submit information about your home. Most cash home buyers collect basic information about your home through an online form or over the phone. Sometimes, you may receive an initial estimate of your cash offer within 24–48 hours.
Get an on-site inspection. A third-party inspector or local representative from the company (or both) completes an on-site inspection. Your final offer is adjusted to account for any necessary repairs.
Review the final offer. It’s best to have a real estate attorney or CPA review the contract to ensure the deal is fair and you’re protected if the buyer backs out. You also want to ask for proof of funds — such as bank statements, a letter from the buyer’s financial institution, or recent sales contracts — to ensure the buyer has the cash to close the deal.
Accept the offer. If you decide to accept, you sign a purchase agreement specifying the terms of sale.
Complete any necessary title work. “If a seller has a cloud on their title, such as a lien or other impediment preventing the seller and buyer from entering a contract, the seller will be expected to rectify this to move forward with the sale,” says Mike Bennett, former operations manager at Clever Offers. He notes that any debts associated with property liens can usually be paid from the sale proceeds.
Close on your schedule. Unlike traditional buyers who require mortgage approval, cash buyers can move fast and offer more flexible timing. You could have cash in hand in as little as 7–10 days, or choose a later date if you need some time to move out. In certain arrangements, such as a novation agreement — where an investor partners with you to fix up the home and then list it for a split of the proceeds — closing the transaction may take longer to account for repair time.
How to tell if a ‘we buy houses’ company is legit
Most companies that buy houses for cash are operated by legitimate investors. But there are definitely bad actors and frauds to watch out for. You should vet buyers thoroughly before signing a contract.
Red flags to watch out for
Jack Pinard, COO of Summit Buys Houses, says sellers should ensure the buyer has the cash to pay for the home. Proof of funds can be a printed bank statement or a letter from a financial institution indicating the buyer’s readily available funds.
Former Clever Offers operations manager Mike Bennett advises sellers to take a similar approach to how Clever vets its investors. As part of the onboarding process, he says, “we look through an investor’s history. We make sure that they have consistent closings over the last year and that they have the liquidity to move forward and close on a deal.”
“If a buyer cannot provide proof of funds, stay far away from them,” Bennett says. “They likely have little to no real experience as an investor.”
In addition to proof of funds, says Pinard, “a seller should insist on a significant deposit from their buyer. If they cannot give you a sizable deposit, that’s a red flag.”
Brian Wittman, owner of SILT Real Estate and Investments, says deposits should align with the earnest money a buyer puts down when buying a home with an agent. “When selling a home through an agent, there is still an expectation of at least 1% and sometimes up to 5% depending on how much the buyer wants the home,” says Wittman.
However, Bennett notes that “deposits can vary depending on the offer type and who makes the deal.”
“If the buyer is buying direct,” says Bennett, “typical cash sale standards are $5–10k earnest money deposit. However, a wholesaler may only put down $1,000, and then have their buyer place $10k themselves when assigning the contract.”
Regardless of the type and amount of the deposit, he says, “the overall theme here remains true: There should always be a deposit in a cash sale.”
Most cash buyers can close quickly, often in three weeks or less. If a buyer specifies a closing date more than a few weeks after you sign the contract, you may be dealing with a wholesaler.
In real estate investing, a wholesaler is essentially a middleman. They sign a purchase agreement with a seller, and then sell the contract to another investor for a higher price — pocketing the difference. While some wholesalers have large networks of reliable buyers, others are making up a plan as they go, putting the deal at risk of falling through.
“Many times, wholesalers get a contract with a closing of six weeks, two months, something like that,” says investor Don Chambers. “During that time, they reach out on Facebook groups and other forums to find someone to buy the house for a little more than their contract.
“That’s fine if they let everybody know that, but a lot of times you’ve got a homeowner selling at a discount because they’ve got some personal situation where they need the money fast. And then weeks or months go by, and this wholesaler can’t find a buyer — then the whole thing falls apart.”
“Sellers should avoid buyers who pressure them to sign a contract before having it reviewed,” says Bennett. “This would be a big red flag.”
“Some investors try to sneak in unfair contract terms like unreasonably long due diligence periods, low earnest money deposits, or clauses that can get them their earnest money back even after the due diligence phase,” adds Chambers. If the deal falls through, these loopholes leave the seller without protection or compensation.
“I’ve bought several properties from people who had tried to sell to a wholesaler and it fell through,” Chambers says. “I bought a house from a woman, it was like a $400,000 house, and the previous buyer only offered her $50 earnest money in the contract — which he never even paid.”
Bennett says that just like with a standard real estate transaction, “sellers are advised to have legal counsel or a CPA review their contract before signing to ensure the seller is protected and has favorable terms.
How to protect yourself from a ‘we buy houses’ scam
Look for an established online presence. E.g., BBB accreditation; excellent customer ratings and lots of reviews (including recent ones) on third-party platforms like Google; a legitimate-looking website with info about owners, etc.
Always request offers from more than one cash buyer. This will help ensure, that you get a fair price and, ideally, help you net the most possible cash in the end. (Note: Offers Marketplaces make comparing options fast, safe, and easy).
Ask for a proof of funds letter along with the cash offer. Legit and experienced cash investors should be happy to provide this to you.
Make sure all the key details are in the contract. The earnest money deposit, sale price, closing date, and other key terms should be clearly stated in the purchase agreement. If it’s not in writing, the buyer can make last minute changes or back out of the deal and you have zero recourse.
⚠️ DON’T call the phone numbers on those generic “Cash for Houses” signs posted by the side of the road, especially when there are no details about the company.
⚠️ WALK AWAY if the cash investor or company representative is getting aggressive, pushy, or making you uncomfortable in any way. If you have any concerns, get the contract looked over by a real estate attorney or agent before signing.
⚠️ NEVER wire anyone money or give out your personal financial information without professional representation or a licensed third-party (like an attorney or title company) involved.
🚨 Important: If you or someone you know has been in contact with or possibly taken advantage of by a company you think is a scam or fraud, please (a) report it to your local police via 911 and (b) all relevant government protection agencies online:
The United States housing market has cooled over the past 12 months, according to the most recently available data (September 2024).
United States is currently experiencing a seller’s market, with more demand than supply. There are currently 1,120,954 homes for sale with 511,418 new listings added last month.
The median sale price for all homes at the end of last month was $430,539, up 4.1% since last year. There were 410,810 property sales, a 1.4% year-over-year drop.
The median sale-to-list ratio in United States was 99.1%. 28.7% of homes sold for more than their original list price. 18.0% of homes had a price reduction.
The typical United States home sale took 41 days in total, from listing to closing. That’s 6 days faster than last year.
⚡️ Get fast cash offers near you
Use Clever to request and compare offers from the best cash home buyers in the United States. It’s simple, secure, and free.
To compile our state and nationwide rankings, our research team evaluated more than 3,700 cash home buyer companies and related services across the United States. Our team also compiled and analyzed 412,287 publicly available data points tied to past transactions, customer reviews, service terms, pricing, and more to evaluate each of the product offerings and choose our top picks. See our state rankings for a more complete list of options near you.
Subject matter expertise
For this article, we also spoke to the following subject matter experts:
