I Buy Houses provides a platform for home sellers to connect with real estate investors in their area. The business model is relatively simple — submit your information, and an investor may reach out to you.
However, I Buy Houses differs from other cash buyers in that it doesn’t provide any actual services to home sellers. The company doesn’t guarantee an offer from an investor or give any guidelines for the transaction process — meaning you have to negotiate everything yourself.
If you’re serious about getting a cash offer and considering I Buy Houses, be sure to compare offers from other companies that buy houses for cash. You should also get a comparative market analysis (CMA) to understand your home’s actual value and the trade-offs of selling to a cash buyer.
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.
⭐️ I Buy Houses highlights
- Average customer rating: No verified 3rd-party customer reviews
- Company type: A platform that connects home sellers with local cash buyers
- How it works: Complete an online form and real estate investors in your area may contact you with a cash offer
- Fees: Free for homeowners
- Criteria: Any property in any condition can be submitted for sale, but investors may have other criteria
- Locations: Nationwide
I Buy Houses pros and cons
Pros
- I Buy Houses is free for sellers
- It’s easy to submit your home for sale
- The company may connect you with a local cash buyer
Cons
- I Buy Houses can’t guarantee any sale with its investor partners
- The company doesn’t vet its cash buyers
- Only one investor can purchase your information
- Sellers must represent themselves during the transaction
Who does I Buy Houses work best for?
If you’re interested in selling to a cash buyer but not sure where to begin, I Buy Houses may be a good place to start. There’s no charge to submit information about your home, and there’s no obligation to accept any offers you might get.
You might try I Buy Houses if:
- You need to sell your house fast
- You’re facing foreclosure or can’t pay your mortgage
- You’re selling a house that needs work
- You’re experiencing life changes, like a divorce or job relocation
However, there’s no guarantee that someone will buy your home. Plus, the amount an investor will pay for your house is usually well below the fair market value — typically 70% of the after-repair value (ARV).
How I Buy Houses works
- Complete and submit an online form with details about your home.
- I Buy Houses will make the information available to its investor partners.
- A cash buyer will purchase your information from I Buy Houses.
- The investor will contact you to confirm your property details.
- Negotiate with the cash buyer.
- Sign the offer, close in as little as two weeks, and get paid.
On the surface, I Buy Houses seems like a straightforward way to find a cash buyer for your home. While there are no verifiable third-party reviews, seller testimonials from the company’s website[1]praise its services and staff.
But it’s important to understand that there are no guarantees a sale will happen. In fact, your options for selling are severely limited because I Buy Houses will sell your information to only one potential buyer. Essentially, you are a lead that investors pay for.
And unlike other cash buyer companies, I Buy Houses doesn’t vet its investor network. There are no standards or guidelines for its partners, so you have no way of knowing if they’re legitimate or even able to buy your home.
How much does I Buy Houses pay?
I Buy Houses doesn’t pay you anything. The offer amount will vary based on who purchases your contact information from the company.
Most investors use the 70% rule, meaning they pay no more than 70% of the home’s ARV. If your home is worth $500,000 after $30,000 in repairs, an investor would likely offer about $320,000.
To determine an offer, cash buyers typically consider:
- Your home’s location and condition
- Repair costs and timeline
- The timeline for selling
- The complexity and risk involved
- Whether the property will be a short-term flip or a long-term rental
- The overall profit potential, including the best home improvements for resale
- How motivated you are to sell
Use this calculator to estimate an investor's cash offer.
A cash offer might seem low, but you can offset the reduced sale price by saving on closing costs, which investors typically cover, and realtor fees. Sellers’ closing costs average 2.70%, or about $13,500 on a $500,000 home. If you sold with a real estate agent, you’d also have to pay the average commission rate of 2.77%, adding $13,850 to your expenses.
Most investors also cover repair costs, saving you even more.
Real estate agents also use I Buy Houses for leads, so one may end up purchasing your information and contacting you. In that case, you could still save by negotiating their commission.
I Buy Houses fees and other costs
It’s free to submit your contact information and home details, but you may face fees depending on who responds to you. For instance, if you work with a real estate agent, you’ll have to pay their commission fee (about 2.77% of the sale price) along with closing and repair costs.
Most cash buyers don’t charge fees for home sellers. They also tend to cover all closing and repair costs — a bonus for those hoping to sell their house as-is.
I Buy Houses reviews and complaints
We found no verifiable I Buy Houses reviews online, only some seller testimonials on the company’s website. As such, it’s difficult to assess the quality of its investor network.
I Buy Houses’ primary customers are real estate investors and agents looking for leads, but we found no reviews from them, either.
We recommend working with a competitor that offers more social proof. For instance, both We Buy Houses and We Buy Ugly Houses are top-rated by sellers. You may also want to contact local options directly.
I Buy Houses vs. alternatives
Although it’s not technically a cash buyer, alternatives to I Buy Houses include 'we buy houses' companies, iBuyers, and offer marketplaces like Clever Offers, which lets you compare offers from numerous sources so you can see the most competitive price for your house.
The offer amount you receive from an I Buy Houses partner cash buyer will likely be similar to what you’d receive from another cash buyer company — 60–80% of the home’s market value. The difference will be in the timing.
With I Buy Houses, you have to wait until an investor purchases your information and contacts you. By contrast, if you go directly to a cash buyer like We Buy Ugly Houses, you can receive an offer within three to seven days and can close in one to four weeks.
An iBuyer like Opendoor will typically pay closer to market value and can make offers in one to two days. But not all homes will qualify, and sellers usually have to pay a 5% service fee plus repair and closing costs.
For the best quick cash deal, you’ll want to compare multiple offers. Here are some top-rated alternatives.
📍 Find more top cash buyers near you
Keep in mind that sometimes your best option is a local cash buyer with a solid reputation. Check out our guides to the top cash buyers in every state.
I Buy Houses vs. Clever Offers
Both I Buy Houses and Clever Offers could be considered cash offer marketplaces. But while I Buy Houses will result in only one offer, Clever Offers leads to multiple offers from pre-vetted cash buyers.
You’ll also receive full support from the Clever Offers team. They can help you find additional buyers or connect you with a realtor if you want to explore more options after reviewing your initial offers. I Buy Offers doesn’t provide any support for sellers, leaving you to negotiate with the potential buyer alone.
With both services, you can expect the offer to be below market value. But Clever Offers gives you multiple options for selling your home, while I Buy Houses only connects you with one possible buyer.
I Buy Houses vs. Opendoor
As an iBuyer, Opendoor will purchase your home directly as-is and close on your timeline. I Buy Houses, by contrast, sells your information to an investor who may decide to buy your house.
One positive is that I Buy Houses is free to use, while Opendoor charges a 5% service fee plus variable repair and closing costs. Of course, the buyer you work with through I Buy Houses may charge you fees. If you end up working with a realtor, you’ll have to pay closing costs and their commission fee.
Like most iBuyers, Opendoor pays closer to market value than a cash buyer, but it has stricter criteria for the homes it purchases.
I Buy Houses vs. Homeward
Homeward gives owners two options for selling their homes at near-market value:
- You can sell directly to Homeward, receiving a fast cash offer worth up to 84% of your home equity.
- You can borrow a portion of your home’s equity from Homeward to buy a new house, then list with a realtor and repay the company.
With Homeward, sellers know what they’re getting and paying — fees range from 1% to 7%. You’ll also be charged for the typical costs of a real estate transaction, such as closing costs, agent commissions, repairs, listing fees, HOA fees, inspection costs, and taxes.
I Buy Houses is less certain, as it all depends on your cash buyer. But most investors cover transaction costs and will buy homes as-is, eliminating the need for repairs.
I Buy Houses vs. Homelight Simple Sale
HomeLight Simple Sale is a free service that helps owners sell directly to a property investor. Like I Buy Houses, you submit basic information about your home. But while I Buy Houses gives you only one option, HomeLight compiles multiple offers so you can choose the best one.
Your house won’t sell for the highest possible price, but you’ll likely get a similar offer from an investor through I Buy Houses. Both services are free, and cash buyers typically cover all costs.
Both companies also claim nationwide coverage. Either service could match you with a real estate agent instead of a cash buyer. With I Buy Houses, it all depends on who purchases your information.
» 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.
Is I Buy Houses legit?
I Buy Houses is a legitimate company that aims to connect home sellers with investors. It was established in the mid-90s and, according to its website[2], is the second-oldest real estate–related website.
However, the I Buy Houses website can mislead sellers into thinking it’s the actual buyer. In reality, I Buy Houses doesn’t make the cash offer, nor can it guarantee you’ll receive one. Owners don’t know when they can expect to hear from a buyer, and they may not get an offer at all.
Because there are no verifiable third-party reviews, there’s no way to assess offer amounts or seller timelines.
What types of homes does I Buy Houses buy?
You can sell property in any condition[3] through I Buy Houses. Its partner investors will purchase:
- Mobile homes
- Single-family homes
- Multi-family homes
- Condos
- Townhomes
- Commercial properties
I Buy Houses locations
I Buy Houses has investors in all 50 states[4]. You can click on your state to get a listing of counties and submit a form to buyers in your area.
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:
Recommended Reading
Methodology
We evaluate each company that buys houses for cash based on five core criteria:
- Customer reviews
- Service quality
- Offer quality
- Fees and other costs
- Credibility
Customer reviews
Review analysis. We perform an in-depth analysis of all the available customer reviews to determine trends. We break down the reviews by theme and sentiment, and filter out spam reviews to determine our rating.
Company responsiveness. Negative reviews are part of doing business; however, we take note of whether a company is actively involved in resolving customer complaints.
Service quality
Customer experience. We rely on secret shopping and fact-checking interviews with company representatives to look for indicators that the company is professional, communicative, customer-focused, and ethical in its dealings with customers. We verify this information against customer reviews and interviews with past customers or professionals (realtors, former employees) who have had direct experience working with the brand.
Offer quality
Price. While nearly all cash buyers pay less than market value for homes, we look at how competitive the company's offers are compared to similar companies.
Purchase criteria. We also look at the company's purchase criteria to see how flexible and accommodating they are in making offers. Companies that offer a fair price for homes that other buyers won't purchase can still earn our endorsement for offer quality.
Fees and other costs
Competitiveness. We look at how the company's fees and other costs compare to competitors.
Value. We consider whether the fees are justified by the value offered.
Credibility
Trust signals. We look at how long the company has been in business, the number of verified customer reviews it has, how willing the company was to answer questions about their business model when we contacted them, and how easy it is to find detailed information on their website — including the names and contact details of specific team members. We also look at customer reviews indicating whether the company acts with honesty and integrity in their business dealings.