We Buy Houses is a cash home-buying company that gives sellers a quick, all-cash offer to purchase their property as is. It has local franchises in most states and positive online reviews overall.
If you need to sell your house fast, We Buy Houses is worth looking into. You can generally expect a transparent salesperson and a reasonable offer by investors’ standards.
However, We Buy Houses won’t pay full market value. About 70% of your home’s estimated value after repairs is typical.[1]
If you're serious about getting a cash offer — due to time constraints or other pressures to sell — we recommend comparing We Buy Houses' offer against a few competitors. You should also have a good idea of your home's market value, so you can make an informed decision.
A free offers marketplace like Clever Offers can help you compare multiple offers quickly. They can also give you a professional estimate of your home value, so you know exactly how much money you're leaving on the table. You may find that an investor's offer is worth it, or decide that listing is the way to go. Fill out a quick form to see what offers you qualify for, and sell in as little as 7 days for the highest cash price.
We Buy Houses summary
- ⭐️ Average customer rating: 4.7/5 (273 reviews)
- 💼 How it works: We Buy Houses is one of the nation’s largest cash buyer companies. Enter your property address online, schedule a walkthrough, receive a cash offer, and sell your home.
- 💵 Fees: None
- 📍Locations: Nationwide
- ✅ Positive reviews say: Smooth process, good communication, fair offers, professional service
- ❌ Negative reviews say: Unwanted outreach
Is We Buy Houses right for you?
Pros
- You’ll typically receive an offer in 24–48 hours
- You can close on your timeline or as quickly as 72 hours
- The company buys homes in any condition
- You’ll pay no fees or closing costs
Cons
- Your offer will be below the home’s fair market value
- There’s little room to negotiate the final offer
- The offer and service quality can vary by franchise
We Buy Houses can be a good option if you need to sell quickly or if you’re in a difficult situation with your property. You might consider We Buy Houses if:
- You’ve inherited a home out of state
- You’re facing foreclosure or need cash funds quickly
- Your home is in disrepair, but you can’t afford repairs
- You need to sell quickly due to a move, divorce, or other life change
- Other factors are making your home hard to sell (problem tenants, flood zone, probate sales, etc.)
Companies that buy houses for cash, like We Buy Houses, bring several benefits to sellers. For one, you’ll get an all-cash offer with no contingencies, and you can close on your own timeline.
Cash buyers are also ideal if you’re selling a home that needs work because they’ll purchase your property as is and make the repairs themselves. But an investor will pay less for your house than you could get selling on the open market.
If you need a fast and flexible sale, you could also try an iBuyer. These companies can generally close quickly, and they tend to offer closer to market value. But not all homes qualify, and you’ll likely have to pay a service fee and repair costs.
But for people whose home is in good condition and aren’t rushed to sell? You’re almost always better off listing your home with an established real estate agent — especially one who offers a lower commission rate. You’ll get full service for a 1.5% listing fee, compared to the average commission rate of 2–3%.
The best thing to do is to compare all your options. Igor Avratiner, a licensee for We Buy Houses in Philadelphia, said he’s upfront with potential sellers that the company isn’t the right solution for everyone.
“If your house is going to be purchased by an investor regardless, then you should definitely call a company like ours,” he said. “But if your house has the potential to be purchased by a homeowner, then you’re probably better off just listing the house and seeing if you can get more for it.”
We Buy Houses vs. alternatives
We Buy Houses vs. Clever Offers
We Buy Houses will give you a quick cash offer and can close quickly — sometimes, in as little as 72 hours. But you’ll only get one offer, and it’s essential to shop around to get the best deal.
Clever Offers is an offers marketplace that gives you multiple offer types to choose from. You can explore direct cash offers from local/national investors, plus hybrid options that give you cash upfront with the ability to list for additional upside.
You can also test the market with a short-term MLS listing from a top-rated agent that you can cancel anytime. That way, you can cast a much wider net to see what the market will pay compared to the offers you already have in hand.
We Buy Houses vs. Opendoor
An iBuyer could be a good alternative, and Opendoor is the nation’s largest. It typically pays more than a cash buyer and will buy your home as is. But final offers may be lowered to deduct repair expenses.
What’s more, Opendoor won’t buy homes with significant damage, and you’ll pay a 5% service fee. We Buy Houses, on the other hand, purchases homes in any condition and charges no fees or commissions.
We Buy Houses vs. We Buy Ugly Houses
We Buy Houses’ most direct competitor is We Buy Ugly Houses, another cash home-buying company with franchises in most states. Neither company charges service fees, and both will take homes in just about any condition. They also have similar customer ratings.
Initial offers from either company will probably be comparable. But if they're available in your area, it's worth getting offers from both to see if one company is willing to beat the other's price.
We Buy Houses vs. Homelight Simple Sale
HomeLight Simple Sale (or HomeLight Cash Offers) is another way to get multiple cash offers in one place. This makes it easy for you to compare bids, and there’s no obligation to accept any of them. By contrast, you’ll only receive one offer from We Buy Houses.
One plus of HomeLight Simple Sale is that, if you reject the cash offer, you can connect with a realtor through HomeLight’s agent-matching service. You can then list your home on the open market for a higher price.
» MORE: Looking for more cash buyers near you? Check out the best companies that buy houses for cash to see our comprehensive guides for all 50 states.
We Buy Houses reviews and complaints
| Source | Average Rating | Review Count |
|---|---|---|
| 4.7 | 273 | |
| Weighted Average: | 4.7 | 273 |
We Buy Houses reviews are generally quite positive. The company has an overall average rating of 4.70/5 across 273 online customer reviews.
We Buy Houses reviews highlight the company’s service quality and competitive offers. Customers say company representatives provide good communication and professional treatment for a smooth and hassle-free sale.
Many franchise owners respond to both positive and negative online reviews about their locations.
But because We Buy Houses is a franchise company, the service quality may vary by location. There were a few mentions of unwanted solicitations and questionable business practices at certain offices. Check the reviews for your local office before accepting an offer.
Let’s explore some of the most common themes among We Buy Houses reviews.
✅ Smooth process
Many of the We Buy Houses reviews spoke of a streamlined process that was easy and transparent.
“Great experience with this company. My wife and I were very pleased. They got it done quick and easy.”
“Working with We Buy Houses in Albuquerque was a smooth and stress-free experience. S*** was incredibly professional, helpful, and always available to answer questions throughout the process. He made sure everything was clear and straightforward from the start, which gave me confidence in the transaction.”
✅ Good communication
Reviews also highlighted excellent communication from company reps throughout the sale process.
“From start to finish, R*** was incredibly diligent, responsive, and professional in helping us close the sale of our house. What stood out most was the level of care and communication — R*** made sure every step was clear and handled promptly. Their professionalism and attention to detail made a big difference, and it’s rare to find a team this committed to their clients."
“Great company to work with. Highly recommend their services. Someone was always available. Closing was complex on our end, and they were able to assist nicely.”
✅ Fair and competitive offers
Overall, customers were pleased with the offers they received, calling them fair given the conditions of their homes.
“These guys know what they’re doing! I’ve worked with them several times, and they have helped me with professionalism and fair bids. Highly recommended!”
“I recently sold my house to We Buy Houses in Denver. I really liked them because they were not pushy, and I knew what was going on the whole time. The price was fair considering the terrible state the house was in, and they bought it in less than a week! I can’t believe how quickly they were able to buy it. All thanks to S**** and his team. They are great.”
✅ Professional service
Home sellers praised the company’s professional staff, calling them helpful and knowledgeable.
“H**** was extremely helpful and professional in every way. H**** went the extra mile each day, accommodating my injury and transportation situation like a champ. C**** was very friendly and professional, reflecting excellent customer service. A truly all-around great company to deal with!”
“R*** was a true professional and an excellent communicator throughout the entire process. It was such a fast sale and a successful closing.”
❌ Unwanted outreach
A handful of negative reviews said their local We Buy Houses franchises’ business spammed them with unwanted calls and text messages.
“Cold-called me and gave a lowball offer, 35–40% lower than market value for local comps. I would not sell for the price they offered, even if I was desperate or in a hurry to move. Since that conversation, they have called a number of times from multiple phone numbers, sometimes twice in one day. They usually do not leave messages. They are pests that do not want to take no for an answer and are looking to profit off of your home by giving you a fraction of what is fair.”
“This company is constantly sending me text messages. I do not want to sell my house. My house is not for sale. I do not want anyone spamming me with text messages! If I want to sell my home, I will contact you! Stop harassing me!”
How We Buy Houses works
We Buy Houses investors make cash offers to purchase properties in any condition. This means sellers can avoid making repairs, updating, or even cleaning up the home.
Here’s what to expect when you sell to We Buy Houses:
- Call We Buy Houses directly or submit your basic property information via an online form.
- A local We Buy Houses real estate investor will follow up to get more details about your home and schedule a time to visit in person.
- You’ll receive an all-cash offer, usually on the same day as the visit and often within 24–48 hours of first contacting the company.
- Review your offer. There’s no obligation to accept it.
- If you accept the offer, you’ll work with the investor to choose a closing date. In some cases, this can occur in as little as 72 hours.
- Close on the sale and get paid.
How much does We Buy Houses pay?
As with most cash buyers, We Buy Houses investors typically pay less than the fair market value. While the precise offer will depend on your local franchise and its investors, most are about 70% of your home’s after-repair value (ARV).
Say your home could be worth $400,000 after $30,000 in repairs. A cash buyer would offer you about $250,000 for it.
There are several factors that will determine your offer amount. For instance, Avratiner says the offer price typically depends on the project length and difficulty. Other factors can include:
- The home’s condition and location
- How much time is needed for repairs
- Local buyer or tenant demand
- Being unable to conduct an in-person walkthrough
- How much risk is involved (e.g., legal issues, problem tenants, financial distress)
Past customers generally felt positively about the offer they received from We Buy Houses. Though the amount was below market value, many sellers still thought it was reasonable given the convenience of the sale and the condition of their home.
We Buy Houses fees and other costs
It’s free to request an offer from We Buy Houses. There are no service fees or commissions, and the cash buyer will also typically cover the closing costs.
What types of homes does We Buy Houses buy?
We Buy Houses will buy nearly any type of property. This includes single-family homes, multi-family properties, rentals, and fix-and-flips. Some branches may also purchase mobile homes and commercial properties.
The company is known for buying homes in almost any condition, including:
- Foundational or structural problems
- Outdated plumbing, electrical, and HVAC systems
- Uninhabitable or distressed properties
We Buy Houses will also make offers to sellers in difficult positions, such as those facing foreclosure or delinquent taxes, or those with homes located in areas with high crime or depreciating value.
In addition to helping sellers in most situations, We Buy Houses offers a lot of flexibility in terms of the types of offers they make. While most deals are cash offers, some franchisees said they’ll also do:
- Novation agreements[2]
- Wraparound mortgages
- Seller financing
- Short sales
- Lease options
One thing to note is that We Buy Houses franchisees may sell properties wholesale[3]. In this case, the We Buy Houses rep acts as a type of middle person between a home seller and another investor who makes the final purchase of the home.
Although this practice appears uncommon with We Buy Houses, it is advertised on the company's website, so you may want to ask your local branch about it. Wholesale deals have a higher risk of falling through at the last minute, since there's a third party involved in the transaction.
📍We Buy Houses locations
We Buy Houses is available nationwide. Select your local market to find additional cash offer products available near you.
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Is We Buy Houses legit?
We Buy Houses is a well-established company with highly positive online reviews. Franchise licensees are transparent about their business model and with sellers.
The company was founded in 2012 by entrepreneur Jeremy Brandt and is based in Bedford, Texas. We Buy Houses has national standards that its licensees must meet, adding to its credibility. Franchise owners must also sign a Standard of Ethics, pledging to act honestly while dealing with customers.
It’s essential to remember, though, that each location operates with a great deal of independence. And while We Buy Houses takes steps to hold individual franchisees accountable, your experience may vary by branch.
FAQs
How do 'we buy houses' companies work?
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 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).
- Because investors usually pay with cash, they can close faster than retail buyers who need approval from a lender. Some can close in as few as 2-3 days after making an offer.
- Buying complicated properties fast carries a lot of risk, so investors typically pay less than you'd net on the open market to ensure they don't end up losing money on the deal.
- This tradeoff can be worth it if you need speed and certainty or can't sell your home on the open market.
- But cash investors aren't always your best or only option. We suggest trying an offers marketplace like Clever Offers, which brings you competing cash offers and other sell-fast solutions to compare so you get the best price and sale outcome.
Should I sell to a company that buys houses for cash?
Consider a cash home buyer company if you're selling a house that needs major repairs, has complicating factors (e.g., title problems, liens, tax issues), or are under pressure to sell your house fast because of pre-foreclosure, financial issues, or unexpected life changes.
If you need to sell fast and have a newer, well-maintained house, you may want to look into an iBuyer or Buy-Before-You-Sell (aka bridge loan) service, if they're available in your area. iBuyer and Bridge Loan services may help you get a higher price without sacrificing speed and certainty. you have a more flexible selling timeline, it’s worth finding a real estate agent to get a free comparative market analysis so you know what you could get for your home on the open market. Listing with an agent means less control over timing, but will generally net you the most money in the end — even if you're selling a house as-is.
Are 'we buy houses' companies a ripoff?
Most "We Buy Houses for Cash" companies are legit. But there are definitely bad actors and frauds to watch out for. Here are some quick tips that can help you avoid potential scams or predatory buyers.
- Look for an established online presence. E.g., BBB accreditation with a high letter grade; excellent customer ratings and lots of reviews (including recent ones) on third-party platforms like Google; a legitimate-looking website with info about owners, customer testimonials, and other credibility signals.
- Always request offers from more than one cash buyer. This will help ensure, at minimum, that you get a fair price and, ideally, help you net the most possible cash in the end. (Note: Clever Offers makes this process 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.
- ⚠️ 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:
