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 has been around since 2009 and has mostly positive ratings from home sellers — averaging 4.5 out of 5 stars across 262 online reviews. Home sellers receive up to $10,000 in earnest money and reps provide a breakdown of how they arrive at their offer price — all good trust signals.
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, you won't be left wondering how much more you could have gotten.
To save yourself some time, consider starting with Clever Offers. With Clever, you can compare legitimate cash offers from top-rated iBuyers, local investors, and more. Recent sellers who compared offers with Clever saw an average price gain of +$66,735. Submit a quick form to find your best offers — no added fees or pressure to move forward.
Is Grandview Homes worth it?
Pros
- Close in just 7–10 days (or at a later date of your choosing)
- Up to $10,000 earnest money deposit upon signing
- Solid customer ratings of 4.5/5 stars
Cons
- Below-market offers, especially on homes needing only cosmetic updates
- Buyers have complained about poor quality work on flips
Grandview Homes makes sense if you have a home that you need to sell quickly, and you aren’t concerned with getting the highest price possible. For example:
- 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.
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, which is a good trust signal with a company of this kind.
Just be prepared to take a significant haircut off your potential sale price for the ease of being able to walk away and leave the work to someone else. Cash buyers like Grandview Homes need a steep discount off their purchase price in order to earn a profit when they sell a home at market value later on.
I think it makes the most sense when convenience and certainty are the priority. I regularly work with inherited properties, homes that need extensive repairs, landlords with difficult tenants, and sellers who simply need to close quickly. In those situations, a cash sale can save a lot of time and stress.
On the other hand, if the house is move-in ready and the seller isn't under any time pressure, listing it with a good real estate agent will often produce a higher sale price. I actually tell some homeowners that they're likely better off listing instead of selling to me. Every situation is different, and the right answer depends on the seller's goals.
Brett Johnson, Owner, New Era Home Buyers
Does Grandview Homes make good offers?
Specific 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 70–75% of your home’s after repair value (ARV) — its estimated market value following improvements — minus fix-up costs.
Based on our 2026 survey of real estate investors (n=21). Note that 4 investors did not specify a fixed percentage. Figures are a share of ARVARV is what a home is expected to sell for after it's fully fixed up and renovated. before rehab and closing costs are deducted, so actual offers fall below these percentages.
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 25% off the retail value may seem like a steep price cut, 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 hoarder 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 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.
Grandview Homes vs. Clever Offers
With Grandview, you get a single take-it-or-leave-it offer. With a cash offer network like Clever Offers, you can compare offers from multiple buyers, which could lead to a higher sale price and better terms.
An additional perk of working with Clever Offers is that you can also connect with a local realtor to source additional offers on your behalf — including through a short-term MLS listing that you can cancel at any time. This enables you to compare direct cash offers against the local market without slowing down your selling timeline.
Grandview homes vs. Opendoor
iBuyers like Opendoor will likely pay closer to market value than Grandview Homes. But they have stricter purchase criteria and also charge service fees of 5%.
Additionally, Opendoor completes a home inspection following its initial offer, and reviews indicate that offer amount can drop significantly due to repairs costs and changing market conditions. Unfortunately, you won't know your final offer amount until you're several days or even weeks into the process.
With Grandview, the sale price may be low, but you'll know the final offer amount (including the repair adjustment) upfront.
Grandview Homes vs. We Buy Houses
We Buy Houses operates similarly to Grandview Homes by providing quick cash offers for homes — with no service fees or closing costs. However, We Buy Houses is more widely available, as it operates in most states across the U.S.
Like Grandview Homes, We Buy Houses gets high marks for its credibility. The company is well-established with an overall rating of 4.7/5 across 273 online customer reviews.
Grandview Homes vs. We Buy Ugly Houses
Also known as HomeVestors of America, We Buy Ugly Houses is one of the largest cash home buyer franchises — with hundreds of locations nationwide.
Like Grandview Homes, We Buy Ugly Houses franchisees will purchase homes in just about any condition, take care of closing costs, and offer quick, flexible closings.
However, each location is independently owned and operated, so offers, customer ratings, and practices around earnest money deposits and closing timelines can vary by location.
Grandview Homes reviews and complaints
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 4.9 | 99 |
| 4.3 | 163 | |
| Weighted Average: | 4.5 | 262 |
Grandview Homes reviews are mostly positive, with an average customer rating of 4.5 out of 5, based on 262 reviews across Google and the Better Business Bureau.
Positive reviews mentioned fast, efficient home sales, and great responsiveness throughout the process. The few negative reviews were usually related to below-market offers, and occasionally, a lack of communication following an offer request.
✅ Smooth, easy sale process
Satisfied Grandview customers almost universally described a fast, frictionless experience.
My experience with Grandview Homes was great. The process was simple and easy. They explained everything clearly and followed up on everything they said. I was very satisfied.
We sold our home to Grandview Homes and everything went really smoothly! It was fast and easy to get a quote and then to finalize the contract. A***** was super friendly and great to work with. She promptly answered any emails and concerns. Very smooth all the way through to closing!
All of the Grandview folks were kind and understanding of my situation. They did everything to make sure I was comfortable, and they delivered on everything they said they would do. I would highly recommend Grandview to anyone looking to quickly sell their home.
We were at the stage in life where we needed to consolidate in one house but were overwhelmed with the thought of clearing out our house of 25 years. On recommendation of a friend, I contacted Grandview homes. Long story short, a month later we closed on the house sale, took or gave away everything we wanted, left the rest and didn't have to worry about cleaning, repairing, inspections, etc. Recommended.
✅ Great service and communication
By nearly all accounts, Grandview responds quickly to initial requests, and stays in contact throughout the sale process.
Selling my deceased mother's house was a quick and easy process. A***** was kind, caring and compassionate of my feelings. Everyone was kind and very communicative thru the entire process.
My sister needed to sell her house after the passing of her husband and her own heath issues. The people at Grandview Homes got back to her right away and did a fantastic job of walking her through the process of selling her house. With the work and cleaning needed, they gave her a very fair price for the house! I definitely would use them again!
Very satisfied with my experience with Grandview Homes. Great communications and very professional.
✅ Reasonable cash offers
Most customers claim that Grandview's offers are fair and often higher than competitors'.
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! Thank you!
Needed to sell my late mother's condo. They provided a fair cash offer and were beyond wonderful to work with! They treated me with respect and dignity during the entire process. I have recommended them to my co-workers and relatives and will continue to recommend them to anyone needing to sell a property.
We recently sold a home through Grandview and were extremely pleased with the entire process. Everyone we dealt with was very professional and patiently explained each step to us. We received a very fair price for our property and would not hesitate to use them again in the future.
Sold mother's condo, process was very easy, people were great to work with. Accepted offer was 90% of what a realtor was projecting as a starting point. Grandview did accept a counteroffer in my case. Highly recommend if you don't want to go through all the steps necessary with realtor, buyers getting financing, moving everything out, making residence tidy for visitors etc. Closed 30 days after receiving offer, only reason it took that long, HOA forms to fill out.
❌ Offers that are below market value
A few reviews mention subpar offers from Grandview — however, these are typically from customers expecting to earn full market value for their homes.
Grandview gave an offer of $45k less than fair market value price. Now they are sending over incompetent contractors to lower the price even more. For example, the so-called foundation expert says my basement is leaking. My basement hasn't leaked in 20 years.
Do NOT use Grandview Homes if you are selling a deceased loved ones home. They have a well-rehearsed scheme to cheat the seller out of thousands of dollars on the closing date. If you object to their immoral business practices at closing they will threaten to walk away from the deal. … I should have gotten a second offer right when the hard sell pressure tactics started.
It's important to note that companies like Grandview make money by purchasing homes that other buyers don't typically want and taking on the costs of repairing and improving them. Homeowners looking to sell for fair market value are typically better off listing with an agent offering a competitive commission rate than trying to get a cash offer from an investor.
❌ Poor work quality on flips
Occasionally, reviewers complain about the quality of the work completed on homes that Grandview has sold them following a flip. Some of these buyers claim the poor workmanship has cost them thousands in unexpected repairs.
If you buy a home from these guys check every pipe ,every access point, every faucet inside and out to make sure it's working properly with no leaks. So far I'm about 6K into plumbing repairs and replacing drywall we had to cut out to fix leaks.
BUYER BEWARE!!! We bought a Grandview home and there is no other way to phrase it then they just put lipstick on the pig. We have lived in our house for less than two years and have had thousands and thousands of dollars of repair work done.
How does selling to Grandview Homes work?
Selling your home to Grandview Homes is similar to working with other cash buyers. Here's how it 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,[1] 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.[2] 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.[1]
- Get a cash advance. One perk that sets Grandview Homes apart is that it offers up to $10,000 as a cash advance[3] 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.
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[1] 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.)
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 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 to evaluate an offer from Grandview Homes
Because there’s no fee to seek a cash offer from Grandview Homes — or obligation to accept it — it doesn't hurt to request an offer to compare against a few others. 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 investor Brian Harbour, Senior Acquisition Manager at Real Deal Home Solutions. “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,” says investor Charles Chandler. “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.”
- 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 timeframe 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.
FAQs about Grandview Homes
Is Grandview Homes legitimate?
Founded in Chicago in 2009, Grandview Homes is run by cofounders Tom Detelich and Kenneth A. Bernhard.[4] 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.
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[5] 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.
For our MarketPro Homebuyers review, we consulted the following sources:
- Brett Johnson, Owner, New Era Home Buyers
- Charles H. Chandler III, CEO and co-founder of My Tennessee Home Solution,
- Brian Harbour, Senior Acquisition Manager at Real Deal Home Solutions
- We also reached out directly to the Grandview Homes team, but they declined our request for comment
Clever Real Estate, the publisher of this review, also owns Clever Offers, which partners with investors and iBuyers across the country to provide sellers with cash offers from a network of vetted buyers. While we offer a competing cash offer product, we value editorial integrity. We give advice that we would follow ourselves or offer to family and friends. We believe in the quality and value of our offerings, but also recognize that our products won't always work for everyone, which is why Clever Offers is one of several options we present to readers seeking a cash sale. There's no pressure to work with Clever Offers or any company we connect you with through our marketplace. We want you to choose the best option for your situation, whether that's through us or not.