Grandview Homes 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 also offers up to $10,000 in earnest money upon signing and provides a breakdown of how they arrive at their offer price.
The company has been around since 2009 and has mostly positive reviews from home sellers — although there are occasional complaints about low offers, which are typical of cash home buyers.
Even with Grandview's solid reputation, it’s smart to compare its offer with a few others before settling. You may find that Grandview's is the best deal on the table or that another company is able to offer more. Either way, sellers with multiple offers to fall back on tend to get better prices and terms.
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Is Grandview Homes legitimate?
Grandview Homes reviews at a glance
We analyzed 249 Grandview Homes reviews across BBB and Google. Overall, 89% of reviews are positive, with sellers making up the vast majority of reviewers (232 of 249). Sellers are overwhelmingly satisfied at 93% positive, frequently praising a smooth, hassle-free process and professional staff. Offer sentiment is 90% positive, though the most common complaint — lowball offers far below market value — appears in 12 reviews. A smaller number of reviewers cite a frustrating process (13 reviews), including poor communication, lack of follow-up, and service area discrepancies with advertising.
Founded in Chicago in 2009, Grandview Homes is run by cofounders Tom Detelich and Kenneth A. Bernhard.[1] The company maintains highly positive customer reviews and holds an A+ rating from the Better Business Bureau.
Grandview Homes claims to offer an earnest money deposit of $10,000 at signing and reviews indicate the company will show sellers exactly how they arrived at their offer price upon completing their in-home assessment.
While scattered reviews complain about below-market offers, far more customers praise the company's fairness and transparency.
How does Grandview Homes work?
What sellers say about Grandview Homes
232 seller reviewsGrandview Homes specializes in purchasing inherited, distressed, and other hard-to-sell homes that homeowners need to offload quickly. In these cases, Grandview Homes will buy your house as is, let you choose your own closing date, and leave what you don't want behind. The company also puts down a sizable security deposit of up to $10,000, which is a good trust signal with a company of this kind.
Here's how the process typically works:
- Request an offer. When you contact Grandview Homes, a home-buying specialist will reach out to schedule a brief walkthrough of your property. According to the website,[2] an appointment is scheduled “in the next couple of business days” after you contact the company.
- Receive your offer. You’ll get a written offer within 24 hours.[3] Grandview makes offers on a case-by-case basis and doesn’t disclose a specific amount. However, customer reviews indicate that offers generally seem fair — especially when a home is in poor condition. Customer Richard W. noted that his house "was in rough shape" and "needed to be gutted and remodelled." He looked up his Zillow Zestimate before talking to Grandview Homes "and received an offer right in the midway point they were showing."
- Review your offer. There’s no obligation to accept the offer. If you choose to work with Grandview Homes, you’ll sign a contract, and the company will give you an earnest money deposit on the same day.
- Sign and choose your closing date. You’ll then pick the closing date that works best for you. It can be in as little as 10 days.[2]
- Get a cash advance. One perk that sets Grandview Homes apart is that it offers up to $10,000 as a cash advance[4] to cover your moving costs, bills, or other expenses. The exact amount is based on the home’s purchase price, and you’ll receive the advance about two weeks after signing the contract.
- Close and get paid. At closing, you’ll turn over the keys, and Grandview will cut you a check. You’ll pay no closing costs or agent commissions, and there’s no need to clean up the house or remove any unwanted items.
Customers like Wayne S. also note that you don't have to worry about cleaning or junk removal upon moveout — a nice perk if you are selling a home that has accumulated a lot of stuff over time. “We took or gave away everything we wanted, left the rest and didn't have to worry about cleaning, repairing, inspections, etc.,” he said.
What types of homes does Grandview Homes buy?
Like most cash home buyers, Grandview Homes specializes in purchasing homes it can fix up and resell for a profit. However, with the exception of mobile homes, Grandview Homes will make an offer on almost any house, in any condition. This includes:
- Single and multi-family units, condos, townhomes, and duplexes
- Fire-damaged houses
- Hoarding situations
- Abandoned homes
- Homes with serious roof or foundation issues
- Financially distressed homes
- Homes with mold, pest, or asbestos issues
“It's definitely a win-win situation for distressed homes,” notes customer Richard W., who sold Grandview an inherited property needing a floor-to-ceiling renovation.
Grandview can also work with homeowners in difficult situations related to health, disability, or incredibly tight timelines.
For example, one customer, S.B., sold their mother’s property to Grandview because a traditional sale wasn’t possible due to her condition.
Homeowner Michael needed to sell his current house to close on another at the same time. He used Grandview’s cash offer as a down payment. “This was critical because we knew we had a big piece of the puzzle solved with an offer from Grandview in hand,” he said.
How much does Grandview Homes pay?
What reviewers say about Grandview Homes' offers
126 mentionsSpecific details on how much Grandview Homes pays aren’t available online, and a company rep declined to answer our questions. However, considering what other investors pay, you can expect the company’s offer to be about 70–80% of your home’s after repair value (ARV) — its estimated market value following improvements — minus fix-up costs.
For instance, Charles H. Chandler III, CEO and co-founder of My Tennessee Home Solution, said he typically looks to acquire properties with at least 25% equity. “We determine the resale of the property, then multiply that resale value by 75% and then deduct the renovation cost to achieve that resale value from its current condition,” he says. “That final number gives us our offer amount."
While this may seem low, homeowners who sell to Grandview don’t have to pay realtor commissions or closing costs. They also don’t have to worry about pre-sale expenses like repairs, home staging, or cleaning, or decluttering.
Additionally, Grandview will purchase homes in any condition — including hoarding situations and fire-damaged homes — allowing sellers to walk away from the scenario without sinking money into a home they're about to sell.
“With a difficult property to sell, Grandview Homes came to the rescue by offering a fair price, quick closing with no closing costs, and no cleanout!” said Tracy B. in her Google review.
Customer Raymond R. said not having to worry with the necessary home repairs before selling is a definite plus that likely saved him several thousand dollars, not to mention the savings on realtor fees. “When you round all of that together I feel you're much better selling to Grandview homes,” he said.
Grandview Homes fees and other costs
Grandview Homes doesn’t charge commissions, service fees, or closing costs, which can significantly reduce sellers' out-of-pocket expenses.
“The only costs I had were the property taxes and my lawyer fee,” said Carol B. on BBB. “The price when all said and done was comparable if we would have sold it through a real estate agent. With a real estate company, we would have had to pay closing costs, any additional fees that arise and repairs to the house that were needed. Selling to Grandview, we did not have any of that."
Keep in mind that you will have to pay prorated real estate taxes[2] through your closing date, as well as any applicable attorney’s fees and homeowners’ association (HOA) dues. This could be anywhere from a few hundred to a couple thousand dollars.
Also, the savings on closings costs and realtor commissions will be accounted for into the offer price, along with the company's renovation cost estimate and desired profit margin, so it can help to have a realistic idea of your home's fair market value for comparison. Grandview will give you a net offer upfront, providing a clear picture of what you’ll take home after paying off any remaining mortgage balance. (Minus, of course, the cash advance if you received one.)
Grandview Homes reviews and complaints
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What to look for when selling to a cash buyer
Because there’s no fee to seek a cash offer from Grandview Homes — or obligation to accept it — it’s wise to get offers from multiple cash buyers to compare. But you’ll want to look beyond the purchase price.
- Know your home value. “Clarify how the cash offer compares to your property’s retail market value. If possible, get a comparative market analysis (CMA) from a realtor,” says Harbour. “Factor in saved costs like repairs, commissions, and closing fees to evaluate if the cash offer is truly advantageous.”
- Find out if you're dealing with the end buyer. Some companies that present themselves as direct buyers are actually wholesalers who put your home under contract and then sell that contract to another investor for a higher price than what they're offering. Wholesaling adds another party to the transaction, and there may be loopholes that let the investor out of the contract if their buyer falls through. Look for language that refers to the "buyer and/or assigns" or clauses that allow the investor to market the home while you're under contract. While wholesaling isn't necessarily bad, you may want to ask for a higher earnest money deposit to ensure you're protected.
- Make sure all the key details are in the contract. The earnest money deposit, sale price, closing date, inspection period, and other key terms should be clearly stated in the purchase agreement. If it’s not in writing, you’ll have no recourse if the buyer makes last-minute changes or backs out of the deal altogether.
- Ask for proof of funds. Also, ask for a proof-of-funds letter from the buyer's banking institution verifying that the buyer has sufficient funds to cover the transaction costs. A legit and experienced cash buyer should be happy to give this to you.
- Make sure there's a meaningful earnest money deposit. A deposit gives the buyer skin in the game. Investor Igor Avratiner of We Buy Houses Philadelphia says he typically puts down 1–2% of the sale price, though he's flexible for sellers who want more assurance. "We've had people say, 'I need you to put down $20,000 because if you back out, this is going to jam me up.' And we'll do that."
- Be wary of an offer that's significantly higher than others. “The biggest thing to look out for is when an investor tells you a price much higher than other offers,” Chandler says. “It is likely that the offer is a bait and switch tactic, which means they will lock you in on a price that sounds good but will come back before closing to price drop.”
Grandview Homes vs. alternatives
» MORE: Sometimes your best option is local. Check out the best companies that buy houses for cash to see our comprehensive guides for all 50 states.
Bottom line: Is a cash offer from Grandview Homes right for you?
Grandview Homes can be a good choice if you need a quick transaction or have a hard-to-sell property. For example, it might be a good fit if:
- You need to immediately relocate due to work or a family emergency
- You’ve inherited a home that you can't afford the maintenance on
- You have a poor-performing investment property you're looking to offload
- You have a home that’s in poor condition
- You're under financial strain due to debt, foreclosure, etc.
Just be prepared to sell at a discount for the ease of being able to walk away and leave the work to someone else. Companies like Grandview Homes typically aim to offer about 70% of a home's after-repair value — what they think they'll sell it for after fixing it up — minus repair costs. And recent data from Redfin shows that investors typically resell homes for about 55% more than they pay.[5]
Financially, most sellers will find a much better deal on the open market — even after factoring in the savings on realtor commissions (typically 5–6% of the sale price). “Sellers must weigh the savings against the potential trade-off of selling at a price below market value,” says investor Brian Harbour, who manages real estate acquisitions at Real Deal Home Solutions.
If your home is in good condition, you may get a higher price selling to an iBuyer. Alternatively, if you don’t need to sell quickly, working with a realtor from a low-commission brokerage can fetch a higher sale price and save you money on the agent’s fee.
Remember that getting a cash offer isn’t an either/or scenario. You can get offers from cash home buying companies to use as a baseline. Then, set your terms with a listing agent and give them a deadline to beat your highest offer. That way, you'll know for sure what buyers are willing to pay and can be confident that you’ve made an informed decision without leaving money on the table.
Getting even one or two competing offers could net you significantly more from your home sale. With platforms like Clever Offers, comparing options doesn't have to take a lot of time.
👉 Compare legitimate offers from a nationwide network of vetted cash buyers — it's fast, secure, and free.
FAQs about Grandview Homes
What does Grandview Homes do with the homes they buy?
Grandview Homes fixes up and then resells the homes it buys. It doesn’t work with middlemen, wholesalers, or third-party buyers.
Does Grandview Homes give a fair price?
According to online reviews, sellers are happy with the offers they’ve received from Grandview Homes. In fact, 25% of its customers[6] come from referrals.
What are Grandview Homes complaints?
Most of the Grandview Homes complaints we found focus on lower-than-expected offers. A few people who purchased the company’s flipped homes cited poor quality in the repairs.
Does Grandview Homes sell homes?
Yes, Grandview Homes sells the homes it purchases after first making repairs.
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About our reviews
Our review process includes gathering all verifiable customer reviews from 3rd party sites such as BBB, Google, Consumer Affairs, TrustPilot, and Yelp. In addition to tallying total review counts and average customer ratings, we run all available reviews through AI to identify the most common positive and negative themes mentioned across the entire review set.
Whenever possible, we also talk directly to customers, company reps, and industry professionals (such as real estate agents) who have firsthand experience with the company.
As the parent company of Clever Offers, Clever Real Estate partners with cash home buyers across the country to help you compare options and find the solution for your home sale. If you connect with a company through us, we may earn a small commission — but that never influences our recommendations. There's no pressure to work with any company we connect you with. We want you to choose the best option for your situation, whether that's through us or not.