Sundae is an auction-style marketplace that allows home sellers in California to receive competing cash offers from investors. With Sundae, you can sell your house quickly in any condition and close in as little as 10 days — with no added platform fees or commissions.
While selling costs are low with Sundae, your home’s final sale price may be low as well. Even with competing bids, cash investors typically offer only about 70% of a home’s estimated resale value. Before selling to Sundae, it's wise to get a few competing offers to keep in your back pocket.
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.
Sundae summary
- ⭐️ Average customer rating: 4.7/5 (696 reviews)
- 💼 How it works: Sundae will list your property on its marketplace, where cash investors will bid on your home; select the best offer and close
- 💵 Fees: None
- 📍 Locations: Select markets in CA
- ✅ Positive reviews say: Convenient, stress-free selling process | Good communication and customer service | Fast closings
- ❌ Negative reviews say: Below market values | Changed or canceled offers
Is Sundae right for you?
Pros
- No need to make repairs or clean out your home
- Competitive bidding system provides multiple offers
- Fast sales with a flexible closing date of 10–60 days
- Access to $20,000 cash advance before receiving your funds at closing
Cons
- Investors’ offers will typically be well below fair market value
- Longer wait time for initial offers compared to other cash buyer companies
- Only available in parts of California
Sundae can be a good option if you’re dealing with a tough situation or your house might not sell easily otherwise. For instance:
- You’re facing foreclosure or other financial challenges.
- Your home needs extensive cosmetic updates or repairs.
- You own a rental property with bad tenants.
- You’ve had an unexpected life event, such as a job loss or divorce.
- You’ve inherited a home that you can’t or don’t want to keep up.
If you’re selling a home that needs work, Sundae can be a good place to start. While you’ll lose some profit selling as is, you’ll walk away with cash and can choose your closing date within a 10 to 60 day window. If you need extra time to move, you can negotiate to live in the house for up to 30 days after closing. Sundae even offers a cash advance of up to $20,000 to help you move.
While Sundae offers some impressive perks, it isn’t for everyone, especially if price is a top consideration.
To get the highest price, you’re almost always better off listing with a real estate agent — especially if your home is in decent condition, you live in a desirable area, or you’re in no particular rush to move. Many agents offer lower commission rates (1.5% vs. the standard 3%), saving you thousands of dollars on the transaction.
If you’re set on selling to a cash buyer, get multiple offers to ensure you get a good deal. Remember, the amount an investor will pay for your house depends on several factors, so it’s always wise to shop around.
Sundae vs. alternatives
Sundae vs. Clever Offers
While most cash buyer companies give you just one offer, sellers receive 22 offers or more[1] when listing their home through Sundae. The competition on Sundae’s auction-like marketplace can drive up the offer amount. Still, you’ll be limited to what a cash buyer will pay.
Similarly, you can field and compare multiple cash bids with Clever Offers. But in addition to local and national investors, you’ll receive hybrid options that provide cash up front, along with the opportunity to list your home for additional upside. You can also test the market with a short-term MLS listing, enabling you to compare the potential return from a traditional transaction to the offers you already have in hand.
Sundae vs. Opendoor
Opendoor is another option for a quick cash offer. As an iBuyer, it will likely pay closer to market value than Sundae. But Opendoor has stricter purchase criteria, so not all homes will qualify. You’ll also have to pay a 5% service fee and closing costs of about 1%.
By contrast, Sundae is free for sellers, with the buyer covering all expenses. Investors will buy properties as is, even if they need significant repairs or have structural issues. Plus, while most iBuyers typically provide an initial offer before seeing the house (which often changes later), Sundae only presents offers after its local market expert has viewed the home.
Sundae vs. We Buy Ugly Houses
Sundae operates in six California markets, so it may not be available in your area. We Buy Ugly Houses is a national option with franchises in most states. The company makes quick, all-cash offers on homes in nearly any condition and charges no fees. But you can expect the offer to be below market value.
With Sundae, you get multiple offers to review. And due to the company’s auction-like process, you could receive a higher price. However, the process is slower than with a typical cash buyer. Sundae provides offers four business days after a home inspection has taken place.
Sundae vs. Homelight Simple Sale
HomeLight Simple Sale (also called HomeLight Cash Offers) is an offers marketplace that gives you multiple cash offers to compare. Like Sundae, this enables you to find the best option for your situation.
The offers will likely be similar, although Sundae’s bidding process could yield a higher purchase price. But if you’re not satisfied with the offers, HomeLight Simple Sale lets you connect with a realtor through HomeLight’s agent-matching service. Sundae doesn’t give you an alternative way to sell beyond keeping your listing active on its marketplace.
» 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.
Sundae reviews and complaints
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 4.2 | 58 |
| 4.3 | 43 | |
| Reviews.io | 4.9 | 536 |
| Yelp | 3.7 | 59 |
| Weighted Average: | 4.7 | 696 |
Sundae reviews are primarily positive, with an average customer rating of 4.70 out of 5, based on 696 online reviews.
Positive reviews highlighted the ease and convenience of the selling process, the professionalism of the customer service, and the company’s good communication. Less satisfied customers reported feeling that the offers were too low, with some stating that the initial offers they received were later reduced.
Here are some of the most common themes we found among Sundae reviews.
✅ Easy, stress-free selling process
Many reviews noted the ease, speed, and convenience of Sundae’s process.
“The process from start to finish was so easy. There were no surprises, and the end result as far as the sale price was exactly as we had discussed. Their communication through the entire process was on point and made me feel like I was not just a number. They were also very flexible when I had to move appointments due to family emergencies.”
“Our experience with Sundae was fantastic. Unlike other companies in the same business that quote you one offer to hook you and then come in with a lower offer when it’s time to sign contracts, J*** honored his original offer even though he didn’t have a legal obligation to do so. The entire process was easy, and the Sundae team was helpful and gracious throughout.”
✅ Knowledgeable and professional staff
Several happy customers praised the staff for being helpful, knowledgeable, and professional.
“Sundae was the perfect solution for me. Everything went smoothly. We agreed on a fair price, which was beneficial to both of us. S****, B*********, and P** were a joy to work with, personable, competent, and knowledgeable. Escrow/closing was quick, with very little work on my side. The whole experience was positive, painless, and stressless. I would have no qualms recommending Sundae to my friends and acquaintances.”
“I just wanted to share the awesome experience that I had with Sundae. They were true to their word and came through at the last minute, before my house was to go into foreclosure! V******* was very professional and caring. They have the best team and would recommend them to anyone considering their property!”
✅ Consistent communication
Sundae reviewers also said the company’s staff communicated with them frequently and kept them informed throughout the process.
“We recently closed a smooth and successful transaction with this team, and we couldn’t be happier with how everything went. Communication was clear and timely, and the entire process stayed on track from start to finish. Looking forward to working together again!”
❌ Low offers, some of which were changed or canceled
Some customers were disappointed with the low offers they received. A few said their initial offers were later lowered or, in some cases, canceled.
“Sundae initially offered a lowball price for my home in Diamond Bar. I declined, so they upped their offer. We came to an agreement and went into escrow. Then, they suddenly lowered their offer. I then agreed to the lower offer and was promised new paperwork. I waited, and the day the new escrow and agreement was to be signed, they again decided they didn’t want to pay the new lower price. In summary, they can’t be trusted with whatever they tell you. They will either lowball you or delay and change their offers at the last minute.”
“Total bait and switch. We agreed on a price, then they came back with a lower offer or cancellation of the deal. Total opposite of what their commercials say they do.”
“This company cannot be trusted. I entered into a purchase agreement with Sundae and two days later received notification that escrow had opened. Five days before escrow was scheduled to close, I received an email that the ‘underwriting team … has decided to cancel this project.’ They interpret their contracts however they see fit. I would advise others to steer clear of this company.”
How Sundae works
If you’re interested in receiving offers from Sundae’s home buyers, the process is simple:
- Submit your information. Provide basic information about your property online or by phone to see if your home is eligible.
- Sundae prepares your listing. During this phase, Sundae will visit your property, make a 3D video tour, and conduct a home inspection. Your local Market Expert will prepare your listing for auction.
- The bidding begins. Once your home is posted on Sundae’s marketplace, investors can begin bidding. All bids are non-contingent, cash offers — meaning the buyer can’t back out after entering into a purchase contract. If they do, they’ll forfeit the earnest money deposit they’re required to put down on the home.
- Review offers. After only a few business days, you can review the highest offer. Offers are valid for three business days. All marketplace offers are non-contingent cash offers in as-is condition. The offer you see will be the final amount, minus any liens or mortgage that you owe. Most investors pay with cash, but some finance the purchase using a non-traditional mortgage, so funds are available faster.
- Close the deal. Once you sign a contract with the investor, you can receive a $20,000 cash advance[2] from Sundae to help with any expenses (if you’re eligible). You can expect to close in as little as 10 days or as long as 60 days, depending on your timeline.
How Sundae works for investors
Sundae offers three membership tiers[3] for cash investors: Essential, Edge, and Edge+.
- Essential: Free to use and lets you bid on homes located in your primary market.
- Edge: $159, bidding rights in three markets, and access to all the site’s tools and features
- Edge+: $399, access to all tools and features, and the ability to bid in any market nationwide
You can purchase a membership on a monthly or yearly basis. If you pay the annual membership fee up front, you’ll get a 20% discount. Once your account is approved, you can start bidding.
Bidding occurs in two rounds. First, buyers can place as many offers as they want until the deadline. Then, the top three bidders are invited to participate in the second round. Here, the three investors will submit their highest and best offers, and all three offers will be passed on to the seller.
If your offer is chosen, you’ll need to put down a $20,000 non-refundable deposit to hold the home. Investors also pay for all transaction costs, including:
- 5–7% buyer’s fee, which varies by property value and market
- $1,000 admin fee
- Buyer and seller closing costs
- $250 per day late fee for any closing delays you request
- All expenses related to repairs, cleaning, and removal of personal items from the property
If needed, you can finance your purchase through Sundae Funding.[4] The company promises “low, competitive rates and a quick preapproval, underwriting, and funding process.”
How much does Sundae pay?
After inspecting your home, Sundae will provide you with an estimated offer range based on the after-repair value (ARV) of your property and other factors that investors consider. Sundae’s offer range will also take into account the sale price of similar homes that have sold on their platform.
However, investors aren’t bound to the estimates that Sundae provides, so your final offer could fall below or above the range you’re given. One reviewer[5] said their estimate was 50% lower than the property’s worth.
Generally, cash buyers pay about 70% of your home’s ARV. Say your property is valued at $300,000 after $25,000 worth of repairs. A cash buyer will likely offer around $192,500. But remember, the competition of Sundae’s auction-style process could drive offers higher.
Investors will consider several factors when determining their offer, such as:
- Your home’s condition and location
- The cost and complexity of repairs
- Local buyer or tenant demand
- Their investment strategy (e.g., quick flip vs. long-term rental)
- The amount of risk involved
If you don’t owe much on your mortgage and you need to sell quickly, accepting a lower offer from a cash buyer may make sense. You’ll avoid hefty selling expenses like closing costs and agent commissions, and you’ll save on repairs by selling as is.
Still, if your goal is to get the top price for your home, you may want to consider finding a real estate agent who can at least give you a good idea of your property’s worth.
Sundae fees and other costs
Sellers pay zero fees when using Sundae. Instead, all expenses — including closing costs and the inspection — are shifted to the buyer. This includes a $1,000 admin fee and an undisclosed “buyer’s premium” that’s deducted before you see an offer.
What types of homes does Sundae buy?
Sundae accepts homes in almost any condition, including those in extreme disrepair. It’s typically more open to a wide range of conditions compared to other cash buyers. This includes:
- Homes that haven’t been remodeled in 10 years or more
- Properties that require substantial repairs to the structure or major systems, such as the roof, plumbing, electrical, or foundation
- Houses containing materials that aren’t up to code or are unhealthy
📍 Sundae locations
Sundae is available in the following locations. Select your local market to find additional cash offer products available near you.
Is Sundae legit?
Sundae was founded in 2018 by Josh Stech and Andrew Swain. After initially expanding into five U.S. states, it now operates in only six metro areas in California.[6]
While its footprint has shrunk in recent years, Sundae continues to receive positive reviews from its customers. The company has more than 700 verified customer reviews and an A+ BBB accreditation rating. Sundae also earned the endorsement of talk show host Dr. Phil.[7]
FAQs
How do 'we buy houses' companies work?
Most companies that buy houses for cash 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.