6 Top iBuyer Companies for a Fast, Easy Home Sale

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By Katy Byrom Updated March 18, 2024

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If you're looking for a more convenient way to sell your house, an iBuyer will purchase your home as is, pay for it in cash, and let you pick your own closing date. iBuyers also tend to pay closer to fair market value than other companies that buy houses for cash.

So if you need to sell on a specific timeline — or simply want to avoid the hassle of a traditional home sale — selling to an iBuyer is an option worth considering.

Here are some of the top iBuyer companies to choose from.

The Best iBuyer companies for 2024

Company
Clever Rating
Type
Best for
Offer Rating
Best overall
5.0
3,162 reviews
National cash offer network
Multiple offers, vetted investors
Most competitive
Compare Offers
On listwithclever.com
Fair offers, hassle-free sales
4.3
3,801 reviews
iBuyer
Fair offers, hassle-free sales
Most competitive
Learn More
On listwithclever.com
Flexible options with perks
4.0
2,767 reviews
iBuyer
Flexible options with perks
Most competitive
Learn More
On listwithclever.com
Tap your equity to move, then sell
4.8
833 reviews
Home trade-in
Tap your equity to move, then sell
More competitive
Learn More
On listwithclever.com
Equity advance to up or downsize
4.4
632 reviews
Home trade-in
Equity advance to up or downsize
More competitive
Learn More
On listwithclever.com
Compare cash offers vs. listing
4.6
1,213 reviews
National cash offer network
Compare cash offers vs. listing
More competitive
Learn More
On listwithclever.com

1. Clever Offers

Best overall

Clever Offers

Compare Offers
On listwithclever.com
5.0
3,162 reviews

Customer Rating

5/5

Service Fee

None

Time to Close

Varies

Why We chose it

Pros and cons

Specifics

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.

Pros

  • Multiple competing cash offers
  • Vetted investors with proven success/funding
  • Explore alternate offer types that may fetch a higher price

Cons

  • Legal review of contracts still advised
  • Some deal types have longer timelines
  • Cash offers may still be below market value

Offer Process: After a brief discussion about your property, Clever walks you through your options and reaches out to buyers who can offer a solution. Buyers contact you directly with offers, which you can accept or reject without obligation. Clever provides full support through closing to resolve any concerns or questions. Learn how Clever Offers works.

Closing Timeline: Most cash buyers can close in 1–3 weeks, but will work with you if you need longer. Some deal types may have longer closing timelines.

Fees and Costs: Clever's service is free for sellers - investors pay Clever a small percentage of the final sale price if a deal closes. If you opt to list your house instead, you can save on realtor commissions through Clever's top-rated agent network.

Purchase Criteria: Almost any property is eligible, since Clever works with multiple types of cash buyers.

Locations: Clever Offers is available nationwide, but offer selection may be limited in more rural areas.

2. Opendoor

Fair offers, hassle-free sales

Opendoor

Learn More
On listwithclever.com
4.3
3,801 reviews

Pros and cons

Why we chose it

Specifics

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

Opendoor is for home sellers who want to skip the hassles of a traditional home sale — without sacrificing too much on price.

You can get an initial offer within 24–48 hours, choose your closing date, and skip repairs and showings. The company also pays much closer to market value than traditional house flippers.

Opendoor does charge a 5% service fee, and some customers complain that final offers are lower than initial estimates. See our full Opendoor review.

Offer process: Submit your property info online and get an initial offer within 48 hours. Following a brief virtual/exterior inspection, you’ll get a final offer, which may be lower. You can accept your cash offer, choose to list it with an Opendoor agent, or walk away. Learn how Opendoor works.

Closing timeline: You can choose a closing date 14–60 days after receiving your final offer. On your move-out day, you’ll need to provide photos of the property.

Fees & other costs: Opendoor charges a 5% service and closing costs of ~1%. Repair estimates will be deducted from your offer and can vary a lot, from less than 1% to over 5%.

Locations: Opendoor is currently available in 53 major markets in AL, AZ, CA, CO, FL, GA, ID, IN, KS, MA, MI, MN, MO, NV, NJ, NM, NY, NC, OH, OK, OR, SC, TN, TX, UT, VA, and Washington, DC.

Purchase criteria: Only single-family homes, townhomes, certain condos built after 1930, valued between $100,000 and $600,000 (up to $1.4 in some markets), and on a maximum lot of 1 acre (2 in some markets). Must be owner-occupied without any serious issues.

Did you use Opendoor? Leave a review for the chance to win a $250 Amazon gift card.

3. Offerpad

Flexible options with perks

Offerpad

Learn More
On listwithclever.com
4.0
2,767 reviews

Customer Rating

4/5

Service Fee

5%

Time to Close

8–90 days

Why we chose it

Pros and cons

Specifics

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.

Pros

  • Free local moves/3-day grace period after closing
  • Flexible options (cash offer, listing w/ free home prep)
  • Very flexible closing timeline (8–90 days)

Cons

  • 5% service fee + 1% cancellation fee
  • Strict purchase criteria
  • Repair costs can greatly reduce offers

Offer Process: To get an Offerpad cash offer, you submit information about your home online, including details like square footage, age, layout, and desired closing date. Within 24 hours, you'll receive an initial cash offer, contingent on a home inspection. You have 4 days to accept. See how Offerpad works.

Closing Timeline: If you accept Offerpad's initial offer, they schedule an inspection within 15 days. After the inspection, you get a revised offer factoring in repair costs. You can pick a closing date within an 8–90 day window.

Fees and Costs: Offerpad charges a 5% service fee on the offer price. You'll also pay standard 1-3% closing costs. If canceling after 4 days post-inspection, there is a 1% cancellation fee.

Purchase Criteria: Offerpad buys relatively well-maintained single-family homes, townhomes, and condos built after 1950, valued under $1 million, and on lots up to 1 acre. They don't buy homes with significant issues.

Locations: Offerpad operates in 24 metro areas across AZ, CO, FL, GA, IL, IN, KS, MO, NV, NC, OH, SC, TN, and TX.

Did you use Offerpad? Leave a review for the chance to win a $250 Amazon gift card.

4. Knock

Tap your equity to move, then sell

Knock

Learn More
On listwithclever.com
4.8
833 reviews

Customer Rating

4.8/5

Service Fee

2.25% + $1,850 loan fee

Time to Close

Varies

Why we chose it

Pros and cons

Specifics

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

Pros

  • Equity advance to buy a new house before your sell
  • Up to $35,000 advance for home improvements before you sell
  • Use your own agent and mortgage lender

Cons

  • Need significant home equity to qualify
  • Program fee is 2.25% of your home sale price
  • Ongoing mortgage costs add up if your home doesn't sell quickly

Process: Apply online to get pre-approved for Knocks Bridge Loan, based on your credit and home equity. You'll buy your new home, move in, and prepare your old home for listing with funds from Knock. Choose your own agent and mortgage lender. If your home doesn’t sell in six months, you can accept Knock’s backup offer instead. Learn Knock how works.

Fees and other costs: Knock's fees include a 2.25% service fee, plus about $1,850 in loan costs. This is on top of traditional realtor commissions and closing costs, such as title and transfer fees.

Timeline: The initial loan application takes around four days, and you'll have 6 months to purchase your new house and sell your old one.

Purchase criteria: Knock works for single-family homes, townhomes, and some condos. Homes must be in good condition, without unpermitted additions, and have a maximum list price of $1.2 million ($2 million in high-priced markets). Manufactured/mobile homes, multi-family or age-restricted properties are ineligible.

Locations: Knock is available in AZ, CA, CO, DC, FL, GA, IL, MD, MI, MN, NC, NJ, OH, OR, PA, SC, TN, WA, and WI.

Did you use Knock? Leave a review for the chance to win a $250 Amazon gift card.

5. Orchard

Equity advance to up or downsize

Orchard

Learn More
On listwithclever.com
4.4
632 reviews

Customer Rating

4.4/5

Service Fee

1.9% + 6% brokerage fee

Time to Close

14–120 days

Why we chose it

Pros and cons

Specifics

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

Pros

  • Access your home equity for a new home purchase before selling
  • List on the open market with a backup cash offer
  • nterest-free funding for home improvements

Cons

  • Total service fees around 8.4% of final sale price
  • Orchard's backup offer is significantly below market value
  • Must use Orchard-assigned agent to sell your house

Offer Process: Get an initial estimate to qualify for a home loan with Orchard, then use it to make a non-contingent offer on a new home. After moving, Orchard lists your old home. If it doesn't sell within 120 days, you can accept Orchard's cash offer. Learn how Orchard works

Timeline: You'll have flexibility in your closing timeline, but Orchard only advances 4 months of mortgage payments. You have 120 days to sell on the open market before accepting Orchard's backup offer.

Fees & Costs: Total fees are high at 9-16%, including closing costs, repairs, and service fees. Loan fees and rent could increase costs further.

Eligibility: Most single-family homes built after 1920, worth $200k-$1M ($1.5M in Austin/Denver). Condos worth $200k-$750k are also eligible.

Locations: Orchard buys homes in the following metros: Atlanta, Austin, Dallas–Fort Worth, Denver, Houston, San Antonio.

Did you use Orchard? Leave a review for the chance to win a $250 Amazon gift card.

6. HomeLight Simple Sale

Compare cash offers vs. listing

HomeLight Simple Sale

Learn More
On listwithclever.com
4.6
1,213 reviews

Customer Rating

4.6/5

Service Fee

None

Time to Close

10–30 days+

Why we chose it

Pros and cons

Specifics

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.

Pros

  • Convenient option comparison (agent listing or cash offer)
  • Generally positive reviews (fewer for cash offer program)
  • Offers within a week, closing possible in 10 days

Cons

  • Online estimate may exceed actual investor offers
  • Complaints of excessive agent calls after requesting cash offers
  • Most reviews focus on agent matching, not cash offer program

Process: Submit your property information online and talk to a Home Consultant. HomeLight fields offers from multiple cash buyers, allowing you to compare. If you accept, you choose your own closing date. Learn how HomeLight Simple Sale works.

Closing timeline: You’ll receive your offer within a week and you can close in as little as 10 days. You’re free to choose your own closing date.

Fees & other costs: HomeLight Simple Sale is free to use and there are no commissions or closing costs associated with a cash offer. If you sell with a realtor, expect to pay a traditional listing fee of 2.5–3%.

Purchase criteria: Any property is eligible. If no investors are available to make offers, you have the option of listing as is with a HomeLight partner agent.

Locations: HomeLight Simple Sale is available nationwide. However, offers may be limited in some areas.

Did you use HomeLight? Leave a review for the chance to win a $250 Amazon gift card.

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 value a fast, hassle-free home sale over getting the most possible money for your home, selling to an iBuyer might be worth your while. But if you need to get the full market value out of your home — or have a home in poor condition — you might consider alternatives like finding an agent that takes care of the home prep or simply listing your house 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 and possibly look into companies like Knock and Orchard, which offer bridge loans to help you buy a new house before you sell your old one.

You'll also want to know your home's potential market value so you're aware of the potential tradeoff you're making in sale price — especially considering the fees and other costs associated with selling to an iBuyer.

Services like Clever Offers help you compare offers from a range of cash buyers — including leading iBuyers — without taking a fee or commission. They can also set you up with a professional pricing opinion from a top local realtor, so you get a sense of your home's actual market value with no obligation to move forward with a listing.

How much will an iBuyer pay for my house?

Several home sellers we talked to shared that initial estimates from iBuyers like Opendoor and Offerpad 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 in your area 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."

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 other companies that buy houses for cash what they would offer for your house.

While investors typically pay less than iBuyers, they also accept homes in less-than-ideal condition. And 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. 

Take the guesswork out of selling your house.

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.

Get Cash Offers

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 — many of which can offer you better-than-average commission rates.

"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 the traditional way.

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
Show more

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
Show more

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?

Opendoor has a low service fee of 5% and generally pays the most for homes. However, Offerpad also has low service fees and offers to pay for local moves for free, which could save you money. We recommend getting several offers before moving forward with one company. Learn more about how iBuyers work.

Are iBuyers worth it?

An iBuyer can be a fast and convenient way to sell your home if you're willing to sacrifice profit for speed. iBuyers can close in as little as 10 days, giving you fast cash for your home. But if you're willing to wait, selling your home on the open market gives you the best chance to make the most money. Find out more about the best iBuyers.

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.

Related reading

Authors & Editorial History

Our experts continually research, evaluate, and monitor real estate companies and industry trends. We update our articles when new information becomes available.

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