We Buy Ugly Houses is one of the nation’s largest franchise cash home buyers. Also known as HomeVestors of America, the company promises quick closings and a hassle-free sale.
Franchisees provide home sellers with a no-obligation consultation and fast cash offer. The company can typically close in as little as three weeks, making We Buy Ugly Houses a solid option for sellers facing financial challenges, tight timelines, or properties in poor condition.
That said, working with We Buy Ugly Houses has its downsides. The cash offer is generally well below market value, and some franchises have been criticized for their unethical business practices.[1]
If you want to sell to a cash buyer, we recommend seeking offers from multiple buyers — not just We Buy Ugly Houses. An offers marketplace like Clever Offers can save you a lot of time finding reputable cash buyers and seeing what they'll offer for your house. Simply enter a few home facts to find your best offers — it's free with no obligation.
We Buy Ugly Houses summary
- ⭐️ Average customer rating: 4.66/5 (2,836 reviews)
- 💼 How it works: Complete an online form at webuyuglyhouses.com, schedule a walkthrough with your local branch, and receive a quick cash offer.
- 💵 Fees: None
- 📍Locations: Nationwide
- ✅ Positive reviews say: Easy, transparent process | Fair offers | Helpful in difficult situations
- ❌ Negative reviews say: Below-market offers | Unwanted marketing
Is We Buy Ugly Houses right for you?
Pros
- There are franchises in most states
- You can generally get an offer in 24–48 hours
- You can close in just 3 weeks
- The company will purchase homes in any condition
Cons
- The offer will be significantly less than the home’s value
- Service quality varies between franchises
- Some customers said the company spams them with marketing materials
We Buy Ugly Houses is ideal for homeowners who need to quickly offload a property that would be hard to sell on the open market. This could include you if:
- Your house is in poor condition or in need of major renovations
- The home is in a less desirable neighborhood
- Other factors are making your home hard to sell (probate sales, problem tenants, flood zone, etc.)
- You’ve inherited a home but can’t afford to maintain it
- You need to sell quickly due to a move, divorce, or other life change
- You’re facing foreclosure or need immediate cash funds
In these situations, We Buy Ugly Houses lets you sell your home as is and close on your timeline. You can walk away with little hassle and stress — but there's a definite financial tradeoff that comes from selling directly to a cash buyer. Recent data from Redfin shows that investors typically resell homes for about 55% more than they pay.[2]
While We Buy Ugly Houses can be a good option for homeowners in a tough spot, it’s not for everyone. If your home is in decent condition or a desirable area, you’re almost always better off listing with a real estate agent — especially if you’re in no rush to move.
If you need a guaranteed fast timeline, you could also try an iBuyer. These companies tend to offer closer to market value than fix-and-flip investors. But they have stricter purchase criteria, and you’ll have to pay service fees and repair costs.
If you want to maximize the profit on your home sale, working with a real estate agent who offers competitive commission rates can be a better choice. Many low-commission realtors provide full service at a fraction of the cost (typically about 1.5% of the sale price vs. the average 2.5–3%). They can work on your timeline and also help you negotiate terms such as sale price, repairs, move out dates, etc.
If you’re set on selling to a cash buyer, get multiple offers from cash home buyers to ensure you get a good deal. Remember, how much an investor will pay for your house will depend on several factors — including the buyer themselves — so it’s wise to shop around.
We Buy Ugly Houses vs. alternatives
We Buy Ugly Houses vs. Clever Offers
Unlike We Buy Ugly Houses, which gives you a single take-it-or-leave-it offer, Clever Offers gives you multiple options 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 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 Ugly Houses vs. Opendoor
Opendoor, the nation’s largest iBuyer, will purchase your home as is and close on your timeline. It typically pays more than a cash buyer, although the offer will still be below market value. Final offers may also include deductions for repairs and market conditions.
While We Buy Ugly Houses will purchase homes in any condition, Opendoor has stricter criteria and won’t buy homes in need of significant repairs. You’ll also pay a 5% service fee to Opendoor, whereas We Buy Ugly Houses charges no fees.
We Buy Ugly Houses vs. We Buy Houses
We Buy Houses is another cash home-buying company with franchises in most states — although it doesn't have as many offices as We Buy Ugly Houses.
Like We Buy Ugly Houses, the company makes a quick, all-cash offer on homes in almost any condition. It has highly positive reviews and charges no additional fees or closing costs. But offers will still be lower than what you could get selling on the open market.
We Buy Ugly Houses vs. HomeLight Simple Sale
HomeLight Simple Sale (or HomeLight Cash Offers) is an offer marketplace that compiles multiple preliminary cash offers for you to compare. The service is free, and there’s no obligation to accept the offer.
You can expect the offers to be similar to the one you’ll get from We Buy Ugly Houses. But with HomeLight Simple Sale, you have the option to reject the cash offer and connect with a realtor through HomeLight’s agent-matching service. This gives you the opportunity to sell your home for a higher price on the open market.
» 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 Ugly Houses reviews and complaints
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1.3 | 34 |
| 4.7 | 2,802 | |
| Weighted Average: | 4.7 | 2,836 |
We Buy Houses reviews are generally quite positive. The company has an overall average rating of 4.66/5 across 2836 online customer reviews.
Many customers say We Buy Ugly Houses reps were transparent about the cash buying process from the beginning. They said they received fair offers, high-quality service, and good communication. The company consistently responds to both positive and negative reviews.
Some negative We Buy Ugly Houses reviews stated that the company will spam you with unwanted marketing materials. In addition, a few reviewers (less than 5%) said they received extremely low offers.
It’s important to note that your experience may vary based on the franchise. Check the reviews for your local branch before working with them.
Here are some of the most common themes we found among We Buy Ugly Houses reviews.
✅ Easy, transparent process
Customers from multiple We Buy Ugly Houses franchises noted that their experience was easy and hassle-free.
"We had a great experience with We Buy Ugly Houses. Our agent, Troy, met us on time and after the walkthrough explained how the process worked. And...it worked exactly as he said. The closer even met at a location of our choice. Thanks for making the entire situation simple!"
“M***** was upfront, honest, and incredibly thorough. He took the time to walk us through every step of selling the house as is, answering questions before we even thought to ask them. I would highly recommend him to anyone looking for a trustworthy, hassle-free home sale experience.”
✅ Fair offers
Most We Buy Ugly Houses customers were satisfied with the offers they received, even when the home needed repairs.
“Completely professional from beginning to end. Fair offer and all promises made were kept. An overall pain-free experience. Much easier than a traditional sale experience.”
“They took the time to understand my situation and were very empathetic. They made an offer that was exceptionally fair, especially considering the condition of my home, so I wasted no time searching for other buyers and accepted it. They communicated with me throughout the entire process, so I knew what to expect. They closed quickly, which was a plus for me. They did all the things they said they would do, and they met all of my expectations.”
“These guys are the best. I needed to sell in order to even seriously look for another house. Not only was their offer more than good, they even gave me honest options I could do besides selling to them. Plus, I was able to rent the house I sold them for two months as I was closing on a new house. If you’re looking to sell for cash, use them, you will not regret it.”
✅ Helpful in difficult situations
Several home sellers were facing tough situations, like out-of-state or probate sales. Others faced emotional challenges, like selling the home of a loved one who recently passed. They said We Buy Ugly Homes offered much-needed help.
“My family had a house in probate in Texas. We live in Florida. If it hadn’t been for K*** going above and beyond what we ever expected from someone we didn’t even know, I don’t think this sale would have ever happened. I can’t thank you enough for a very fair purchase price and all the extra effort you put in to see it to the finish.”
“What really stood out was how understanding and patient he was — he truly listened to our needs and worked with us on the price and other details without pressure. It felt more like working with a trusted friend than just a business transaction. We couldn’t have asked for a better person to guide us through this sale.”
❌ Below-market offers
A few reviewers noted that their offer was much lower than expected.
“Offered me $60,000, and I laughed out loud! I told him I had already been offered $100,000. He said I’d better take it (and) run with a smirk. Well, I sold it for $110,000!”
“Very disappointed in their attempt to lowball me on my house with unreasonable and inaccurate repair costs. (Don’t) recommend this company to anyone. Waste of time.”
❌ Unwanted marketing
The most common complaints about We Buy Ugly Houses were that the company spammed them with unwanted flyers and phone calls, despite asking to be removed from their contact list.
“This company keeps mailing my grandmother when we have called multiple times to get them to stop. We have asked to be put on a do-not-contact list but get mail from them at least once a month. I will be filing a complaint with the FTC. If they are doing this to random people, who knows how they actually treat their customers.”
“As someone else put it, stop sending me junk mail. I’m not selling you my house.”
“I hate when places spam me with letters I didn’t ask for, especially about buying my home! It’s not for sale! I have no interest in selling, nor have I ever expressed any interest anywhere! Stop sending me letters offering to buy my house! “May take up to 30 days” to unsubscribe me, so in the meantime, they can keep sending me junk. I never signed up for your paper-wasting mailers in the first place!!”
How We Buy Ugly Houses works
We Buy Ugly Houses has a vast network of investors who buy homes for cash. Sellers don’t need to worry about repairing, updating, or even cleaning the property.
If you want to sell your home through We Buy Ugly Houses, here’s what to expect:
- Complete an online form to book a no-obligation home review.
- Confirm your details with the company. Then, your local branch will reach out to schedule a walkthrough.
- Once the walkthrough is complete, you’ll receive a cash offer — sometimes on the same day.
- You can accept the cash offer and move to the closing process or deny the offer and walk away.
- Close on your home in as little as three weeks.
Before you accept the cash offer, ask your We Buy Ugly Houses rep if they plan to flip or wholesale your home. Wholesale deals can fall through at the last minute if the buyer backs out.
Also, you may want to consult with a real estate professional or attorney to review any contracts offered by We Buy Ugly Houses to ensure there are no unexpected requirements after making the deal.
How much does We Buy Ugly Houses pay?
The offer amount and quality will depend on your local franchise and its cash investors. Regardless, it’s essential to understand that your offer won’t be close to fair market value.
Our survey of over 700 real estate investors, including companies like We Buy Ugly Houses, found that they typically aim to offer between 60% and 80% of a home’s after-repair value (ARV), with a median offer of 67.5%.
Say your home is valued at $300,000 after $20,000 worth of repairs. A cash buyer will likely offer around $189,000.
The precise offer you will receive will depend on various factors, such as:
- Your home’s condition and location
- The cost and complexity of repairs
- Local buyer or tenant demand
- The buyer's investment strategy (quick flip vs. long-term rental, etc.)
- The amount of risk involved (due to legal issues, problem tenants, buying sight unseen, etc.)
Accepting a lower offer from a cash buyer may make sense if you need to sell quickly and don’t owe much on the mortgage. It will also let you avoid the costs of working with a realtor, like paying closing costs and real estate agent commission.
But an agent can often help you get a higher sale price by listing your home on the multiple listing service (MLS). They can also suggest the best home improvements to boost your home value for resale.
Generally, We Buy Ugly Houses customers were happy with the offers they received, with less than 5% describing lowball offers. Most reviewers say they received a fair price that they were pleased with.
We Buy Ugly Houses fees and other costs
There’s no cost to seek an offer from We Buy Ugly Houses, and the company doesn’t charge any fees or commissions. The cash buyer also covers closing costs.
What types of homes does We Buy Ugly Houses buy?
We Buy Ugly Houses will buy almost any property except mobile homes. This includes houses that are distressed, structurally unsound, located in flood zones, or occupied by tenants. The company will also purchase some commercial properties.
📍We Buy Ugly Houses locations
We Buy Ugly Houses is available nationwide. Select your local market to find additional cash offer products available near you.
Is We Buy Ugly Houses legit?
Yes, We Buy Ugly Houses is a legitimate business based in Dallas, Texas. It operates under the umbrella of HomeVestors of America, Inc., and has an A+ rating on the BBB.[3]
While most customers feel they’ve been treated professionally and ethically, an investigation by ProPublica found that some We Buy Ugly Houses franchise owners took advantage of distressed homeowners by pressuring them to sell for less than their home was worth.
ProPublica also found problems with the company’s wholesaling strategy. According to the investigation, rather than flipping every house, franchise owners wholesale most of their properties, which can cause deals to fall through at the last minute if buyers back out.
The resulting scandal led to CEO David Hicks’ resignation and calls by some U.S. senators for more consumer protections against predatory real estate practices.[4]
Our team’s analysis found several such mentions of perceived predatory practices, undisclosed wholesaling, and last-minute deal cancellations in customer reviews:
- “They take advantage of your situation and lowball you on the price.”
- “High pressure, lied about the condition of the property and what they planned to do with it.”
- “Predatory company trying to make a profit off of someone’s grief. Claiming they want to help when what they really want is to buy property off of stressed-out and sad people so they can turn a profit.”
- “B***** terminated the contract, stating that he could not secure funding.”
- “Then at closing, they say they can’t buy your house, it’s worse than they thought.”
- “They say they buy houses as is and then sell them after buying them, but in all reality, they wait for someone else to buy them.”
However, it’s important to note that many of these comments were left two or more years ago. We Buy Ugly Houses has recently introduced new measures[5] to address these issues, including revised training materials, more audits, a platform for franchisees to report issues anonymously, and the addition of a three-day opt-out period for customers.
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.
If 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:
