The pandemic housing boom saw a steep rise in iBuying activity. But with Zillow Offers and RedfinNow shutting down in recent years, there are few iBuyers still operating nationwide.
Fortunately, other cash home-buying companies can also help you sell your home fast.
Some companies, like Clever Offers, let you compare multiple cash offers from a range of investors and iBuyers operating on a local, regional, or national scale. Others offer home trade-in services, enabling you to purchase a new house before you sell your old one.
We rank these companies alongside iBuyers so you can make the best choice for your home sale.
The Top 6 iBuyers for 2024
1. Clever Offers
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Clever Offers helps you find and compare offers from leading cash buyers in your area — all with a proven track record of ethical dealings with home sellers.
Because Clever's network includes local/national investors, iBuyers, and agents with experience listing homes as is, you get a range of offers to choose from — including alternative deal types that deliver a higher payout over time.
The 5-star rated company gets top marks for helping you make an informed decision without pressuring you to move forward. See our full Clever Offers review.
2. Opendoor
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Why we chose it
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Pros
- Pays closer to market value than flippers
- Convenient selling process and quick inspections
- Flexible closing windows
Cons
- Repair costs can significantly reduce offers
- 5% service fee, on par with realtor commissions
- Strict purchase criteria
3. Offerpad
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As an iBuyer, Offerpad stands out for its perks, including free local moves and a 3-day grace period to wrap up your move after closing.
You can choose between listing with an agent and getting a cash advance for home prep/repairs or taking a competitive cash offer with flexible closing dates, ranging from 8–90 days.
If you accept a cash offer, be prepared for relatively high repair costs — which customers report can substantially reduce your final offer. See our full Offerpad review.
4. Knock
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Knock's Bridge Loan lets you borrow against the equity in your current house to buy a new home before you sell.
The loan covers your down payment, moving expenses, home prep costs (like minor repairs and staging), and ongoing mortgage payments while your house is being listed. You can also borrow up to $35,000 for home improvements before listing.
If your current home doesn’t sell within six months, you have a guaranteed cash offer to fall back on, worth about ~80% of your home's market value. See our full Knock review
5. Orchard
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Orchard is a solid option if you want to try selling on the open market, but you like the certainty of having a backup cash offer.
Its trade-in service lets you borrow the equity in your current home to make a non-contigent offer on a new one, meaning you don't have to wait for your house to sell to free up funds for a down payment and closing costs.
The downside? Orchard's fees start at 8% of the sale price. And if your house doesn’t sell on the open market, Orchard’s backup offer will be less than your house is worth. See our full Orchard review
6. HomeLight Simple Sale
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If you're unsure where to start, HomeLight Simple Sale helps you explore two options: Selling directly to a cash buyer or listing with an agent.
The company can get you multiple cash offers to choose from and help you close in as little as 10–30 days. However, reviews indicate that many sellers end up listing with a partner agent after finding that no investors are available in their area.
HomeLight agents have great reviews, but if you need to sell quickly — or want to avoid fielding calls from agents trying to earn your business — other alternatives may be a better fit. See our full HomeLight Simple Sale review.
Is Selling to an iBuyer worth it?
Pros
- Flexible closing window — as little as 10 days, up to 90 days
- Save time preparing, listing, and showing your home
- Get a fairly competitive cash offer
- No upfront costs for staging or repairs
Cons
- Offers will be less than market value
- Steep service fees (~5%, plus repairs)
- Strict purchase criteria and limited service areas
- Little-to-no negotiating leverage
If you prioritize a fast, hassle-free sale over getting the most possible money for your home, selling to an iBuyer might be worth your while. But if you have some extra time, you might consider alternatives like brokerage-based home prep programs or simply listing your home as is.
"We were in a position where taking less money was worth it for us," home seller Jesse Zappia told us via Zoom. "If you go in with that mindset, it's great. But if we were in a scenario where we weren't as timebound, I think going the traditional route is probably the way we would go, just to get better profitability out of it."
Before accepting an offer, you’ll want to compare nationwide brands like Opendoor and Offerpad to local cash buyers. You'll also want to know your home's potential market value.
You can compare offers on your own, with the help of a realtor, or through a free service like Clever Offers.
How much will an iBuyer pay for my house?
Several home sellers we talked to shared that initial estimates from iBuyers like Opendoor were only slightly less than realtors' estimates of what their homes would sell for on the market.
However, before you close with an iBuyer, the company will order a home inspection, often asking for a reduction in price based on repairs it deems necessary. The final offer on your home will likely be less.
Homeowner Jesse Zappia recalled a nearly $40,000 difference between Opendoor's preliminary offer vs. its final offer: “Their initial offer was somewhat closer to $600,000. And then when they came back and gave me a final offer, it was, I think, $560,000 or something. So it was a significant jump.”
Another home seller, who posted to Reddit about nearly selling to Offerpad, received an initial offer of $362,500. However, after an inspection, the company requested $89,500 in repair concessions (which another realtor advised should have been $15,000 max) and refused to negotiate — wiping out any profit the homeowners would have made from the sale.
"In my case, Opendoor paid me about 20% more than what they eventually resold my house for a few months later. So it’s worth looking into," says a Reddit user who recently sold their home to Opendoor. "Sometimes they make mistakes."
Tips for working with an iBuyer
Take the initial offer with a grain of salt
When exploring selling your home to an iBuyer, be sure you have the final, post-inspection offer in hand before letting go of other options.
iBuyers have grown a reputation for charging hefty repair fees that significantly lower final offers — and you have far less control over negotiations than you would selling to a typical buyer.
Get competing bids
Getting an offer from an iBuyer is free, and you're under no obligation to accept it.
While you're waiting for an iBuyer to complete their inspections, ask a few other cash buyers what they'd be willing to offer for your home.
You should also see what a real estate agent can do for you as far as making the process hassle-free.
Realtor Barry Richards advocates using an iBuyer's offer as a baseline. "If an investor is willing to pay this, that's sort of the minimum that we should expect to get for the property," he says. "However, you're going to get the most money when you have people competing with each other."
You can explore competing offers on your own or through a free service like Clever Offers which can help you compare proposals from iBuyers, local and national investors, and realtors all at once.
Get up to 10 competing offers — no hassles, fees, or commitment
Look at the whole picture
Each iBuyer company has unique features that may better align with your priorities. For example, Opendoor lets you do the interior home inspection by video, while Offerpad offers a more flexible closing window and free local moves. Some factors to consider include:
- Closing times: What's the minimum/maximum number of days the iBuyer can allow for closing on your home?
- Perks: Does the company let you stay in your home after closing? Do they help you move? How easy do they make the inspection and closing?
- Fees: How much are service fees and closing costs? Which company charges more for repairs? Does the company charge you a fee if you back out of the deal?
Alternatives to selling to an iBuyer
Other cash home buyers
If your home needs more work than an iBuyer is looking to put in — or you're outside Offerpad's or Opendoor's service areas — you may want to ask a few "we buy houses" companies what they would offer for your house.
While investors typically pay less than iBuyers, some employ creative solutions that can help you get more money for your home — while still providing the ease of a quick, cash home sale.
For example, a novation agreement is where a buyer agrees to take over the updates and renovations to your property to maximize its market value. They then list and sell the property, paying you an agreed-upon price at closing — usually about 80–85% of the home's after-repair value — and keeping any additional profits.
On the other hand, seller financing involves the buyer providing a down payment, paying you regular monthly payments just like a traditional mortgage, and then paying off the remaining balance at a specified future date (usually within 2–5 years). With this option, you can often net 110–120% of your home's market value, since you collect interest on top of the principal. You get a steady monthly income without the responsibilities hassles of being a landlord.
Explore a full range of offers from local, regional, and national cash buyers — including iBuyers. Clever Offers is free to home sellers, buyers are fully vetted for reliability and experience, and there's no obligation to move forward. Simply tell us about your property, and we'll do everything we can to get you the best possible deal for your home.
Pre-listing home prep services
If your concern is getting top dollar, and you have some time to spare, you might want to look at pre-listing home prep services available through local real estate brokerages.
"If the home is not in the best condition," we have contractors that can come in to paint and do repairs, and get paid at closing so the seller can get a higher price for their home," advises JC Young, a top-selling realtor in North Texas.
For homeowners who don't have the time or money to spend on [re-listing home improvements, her team also offers a menu value-added services — such as deep-cleaning, decluttering, staging, and curb appeal — which are paid for out of the proceeds at closing.
There are several such programs available, allowing home sellers to maximize their home value with very little effort and no upfront costs.
Start with Clever: Tell us what you're looking to accomplish with your next home sale, and get agent proposals sent straight to your inbox — with no added fees or obligation to move forward. Clever sellers save an average of 50% on listing fees through our pre-negotiated rates with top agents across the country.
Listing your house as is
If your main concern is avoiding repairs, you might simply consider selling your house as is.
By listing 'as is,' you may be able to attract local investors and bargain hunters willing to accept the home in its current condition — without asking for too much off the offer price.
“The profit you make depends on the market you’re in," says Florida-based realtor Elisha Lopez. "Many sellers still see competitive offers on homes that need repairs.”
How do iBuyer companies work?
iBuyers like Offerpad and Opendoor purchase houses at a slight discount to resell them on the open market. Each company differs in their purchase criteria, offer amounts, closing timelines, and service fees.
When you request an offer via an iBuyer's website, you'll fill in detailed information about your property and receive a preliminary offer within 24–48 hours. If your home is eligible, selling to an iBuyer can be a simple, hassle-free alternative to selling your home on the open market.
If you accept their offer, the company will conduct a home inspection and adjust their offer to factor in your home's condition and location. They'll also deduct the costs of any repair work needed on the home. So the final offer is typically lower than the initial offer.
If you opt to move forward, you can pick a closing date within a window of just 10 days to a couple of months.
What types of homes do iBuyers purchase?
iBuyer companies try to earn a profit by reselling homes — so they’re picky about what homes qualify. In a nutshell, they want to acquire homes they believe they can sell quickly and for a good price.
We reviewed the terms of service for the biggest iBuyer companies and found that most share similar criteria:
| 🏠 Type of home | Single-family residential homes, condos, and townhomes |
| 🌲 Lot size | 0.5–1.5 acres |
| 💰 Valuation | $100,000–600,000, or up to $1.4 million in high-priced markets |
Most iBuyer companies also look for homes that are owner-occupied and in good condition.
For example, an iBuyer might be happy to repaint your home or complete minor repairs — but major water damage, a cracked foundation, or unpermitted additions might cause them to back out.
If you’re not sure whether your home will qualify, it never hurts to submit your information. In most cases, you’ll receive your cash offer (or rejection) within 24–48 hours.
Finally, keep in mind that these are general criteria and exceptions do exist. Practically every iBuyer company offers a disclaimer that their practices vary according to the specific real estate market you’re in.
Which iBuyer companies are available near me?
| iBuyer | States |
|---|---|
| Clever Offers | Nationwide |
| Offerpad | AL, AZ, CA, CO, FL, GA, IN, KS, MO, NV, NC, OH, SC, TN, TX |
| Opendoor | AL, AZ, CA, CO, FL, GA, ID, IN, MN, MO, NV, NJ, NY, NC, OH, OK, OR, SC, TN, TX, UT, VA, WA, DC |
| Orchard | CO, GA, MD, NC, OR, TX, VA |
| Knock | AZ, CA, CO, FL, GA, IL, MN, NC, SC, TN, TX |
| HomeLight | Nationwide |
iBuyers are available in most states, but they typically operate only in major metropolitan areas. They also tend to focus on cities in the south and along the east and west coasts. As of 2024, Opendoor operates in over 50 markets, while Offerpad operates in 24.
Cash buyer networks like Clever Offers and HomeLight Simple Sale operate nationwide.
FAQs about iBuyer companies
What is the best iBuyer company?
While Offerpad and Opendoor are two of the best-known iBuyers, we recommend using a cash offer network like Clever Offers to compare offers from iBuyers against those of competing cash buyers. Learn about the best companies that buy houses from cash.
Are iBuyer companies legitimate?
Yes, iBuyers are legitimate real estate companies that make cash offers on homes in select locations.
iBuyers price houses using a combination of proprietary algorithms and teams of real estate pricing experts.
Most iBuyers can provide sellers with an offer in less than 24 hours, and close in as little as 2 weeks. Learn more about the top iBuyer companies.
Which iBuyer offers the most?
Are iBuyers worth it?
Do iBuyers make good offers?
iBuyers' offers vary with the market conditions and from company to company, but they generally pay close to fair market value. Although, you may get more than market value if you sell your home on the open market. Learn more about what iBuyers pay.
