Cash home buyers, from individual investors to national "we buy houses" companies, offer fast cash offers and can close in as little as 1–2 weeks, making them ideal if you need to move quickly or can't afford repairs.
However, they typically pay below market value, offering around 65% to 70% of a home's after-repair value (ARV). For example, a home with a $200,000 ARV might get a $135,000 offer.
Getting multiple cash offers is the best way to maximize your home sale profits and avoid low-ball offers.
That's why we recommend trying out Clever Offers.
⚡️ Get competing cash offers and expert advice today — all for free, with no pressure to accept! Make sure you’re maximizing your home’s value while selling fast.
10 best companies that buy houses for cash
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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.
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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
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We Buy Houses 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 1997, carefully vets its investors' reputations, and is available in most of the U.S.
Franchise owners have a high degree of independence when it comes to the types of offers they can make. While the customer experience may vary between locations, most offices maintain above-average ratings. See our full We Buy Houses review.
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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.
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We Buy Ugly Houses / HomeVestors will purchase homes that most other buyers won't. The company makes near-instant offers and it buys homes as-is, so you don’t need to worry about repairs or cleaning.
As a franchise company, service quality can vary between locations. Most locations maintain positive customer ratings, but the company recently received bad press for the questionable sales tactics employed by some of its licensees.
The company's broad availability makes it a viable choice for home sellers with limited options, but we strongly suggest comparing at least 2–3 other offers before entering into a contract. See our full We Buy Ugly Houses review.
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If you’re considering selling for cash, and live in CA or TX, Sundae is one of the better options. Their auction-style platform gives you multiple bids to choose from, and they handle the listing details and marketing on your behalf.
Reviews of Sundae are overwhelmingly positive. Customers claim the service is fast and easy with better-than-expected offers (though not always). Sundae also offers cash advances of up to $10,000.
Sundae does a percentage of the winning bid (deducted before you're shown each offer through what's called a Buyer's Premium), so it's worth exploring other options to see what investors might offer you directly. See our full Sundae review.
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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.
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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.
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MarketPro stands out for its same-day offers, transparent pricing, and flexible closing windows. It also offers unique perks like packing and moving assistance.
The company can view your property in person or virtually and will walk you through the numbers to see how their offer compares with your home's potential listing price.
According to customer reviews, you can expect a fair price and a smooth, efficient selling process led by an experienced team. See our full MarketPro Homebuyers review.
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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.
How we chose our top picks
Our selection process for the best cash home buyers involved thorough research and a rigorous evaluation of customer reviews and ratings, fees and upfront costs, service quality, and offer competitiveness.
Here's how we landed on our top picks:
- Clever Offers tops our list because it connects sellers with a broad network of local and national investors, iBuyers, and experienced agents. The company’s 5-star rating reflects its commitment to ethical practices and helping sellers make informed decisions without pressure. Get started today with no obligation.
- Knock is our No. 2 pick for its Bridge Loan program, allowing homeowners to use their equity to buy a new home before selling the current one. This covers essential costs like down payments and moving expenses. If the home doesn't sell in six months, Knock offers a guaranteed cash offer, providing peace of mind.
- We Buy Houses is our No. 3 pick because it's ideal for fast sales or difficult-to-sell properties. Operating since 1997, they have a proven track record and a strong investor vetting process. They offer quick, reliable sales across the U.S., with high customer satisfaction ratings.
HomeLight's Simple Sale program missed the top 3 because many sellers list with a partner agent due to a lack of available investors. While it offers multiple cash offers and quick closings, those needing a fast sale or wanting to avoid agent calls might find better options.
Find companies that buy houses for cash near you
Sometimes your best option is a local cash buyer with a solid reputation for making fair offers to sellers in difficult situations.
If you're looking for a company that pays cash for houses in your local market, we've compiled comprehensive guides for all 50 states and Washington, DC.
Pros and cons of cash buyers
Pros
- Fast cash offers
- Very convenient process
- More certainty
Cons
- Lower sale price
- Company quality varies
- Less room to negotiate
- Finding a suitable offer may take time
Selling to cash buyers offers convenience, allowing you to sell a property in almost any condition without worrying about repairs, though iBuyers may deduct for needed repairs. The process is fast, with offers and closing times as short as 1-3 weeks, and provides greater certainty with fewer contingencies and financing issues than individual buyers.
On the downside, you'll likely get a lower sale price. Our survey of more than 700 investors revealed a median offer of 67.5% of your home's ARV, meaning you might only get up to $135,000 on a property with a $200,000 ARV, or up to $236,250 on a property valued at $350,000.
You also need to carefully vet buyers to avoid being ripped off, as the professionalism and reputation of these companies varies. Finally, it may take time to find a decent offer, and cash offers often leave little room for negotiation compared to traditional sales.
What types of buyers pay cash for houses?
🏡 'We buy houses' companies
"We buy houses" companies are best for homeowners with properties in disrepair or financial distress.
These companies typically pay a maximum of 70% of a home's after-repair value (the amount they expect to make after fixing and flipping a home), minus the cost of repairs. In exchange for the lower sales price, cash home buying companies can often offer on the spot and close in as little as 1–2 weeks.
Consider using a "we buy houses" company if:
- Your home requires extensive repairs you can't afford
- You're facing foreclosure
- You need to sell in a matter of weeks
- You don't need to pay off a mortgage with the proceeds
🏡 Private investors
Many private investors also follow the 70% rule, but sometimes offer more flexible solutions than larger companies.
Lesser-known cash offer options include novation agreements, mortgage assumptions, and seller financing. These types of deals can help you maximize your home value while still getting the hands-off benefits of a fast cash home sale.
With these options, you can expect to get as much as 80–90% of your home value. Depending on the type of deal, you can sometimes get up to 110% or more.
Consider getting offers from private investors if:
- You want more options than a typical "we buy houses" company offers
- You have the time to weigh competing offers
- You're willing to do your due diligence (verifying the buyer's funding and having a professional review the contract) before signing
🏡 iBuyers
iBuyers like Offerpad and Opendoor are best for homeowners who want a hassle-free sale and have a house that needs minimal repairs.
Like "we buy houses" companies, iBuyers can make an initial offer within 24–48 hours and close in as little as 2 weeks. Plus, they pay significantly more than your typical "we buy houses" company or local investor.
While their initial offers may be higher, iBuyers tend to have stricter purchase criteria. They stick to homes in good condition that are easy to price based on similar properties in the area. They also charge service fees of 5–6%, plus repair costs that can greatly reduce the final offer price — often by tens of thousands of dollars.
Consider selling to an iBuyer if:
- You live in a city where iBuyers operate
- Your home needs only minor repairs
- You need to sell within a month or two
- You care more about convenience than getting the highest possible sale price.
🏡 Home trade-in services
Home trade-in services like Knock and Orchard are convenient for those who want to make an aggressive cash offer on a new home but need to sell their current home first.
Similar to a home equity line of credit (HELOC) or a bridge loan, these companies let you borrow against the equity in your current home to purchase a new one before you sell. This arrangement lets you avoid managing two risky transactions at once. If your home doesn't sell, they give you a cash offer as a backup.
The trade-offs usually include steep service and loan origination fees, standard realtor commission and closing costs. And you can only access the backup cash offer after your home has been listed for several months.
Consider using a home trade-in service if:
- You need to move within a month or two
- You're purchasing a home in a competitive market
- You can't finance a new home purchase without selling your current home
- You've already explored other options for selling and buying a house at the same time
How much cash can I get for my house?
Most cash buyers want to pay for your house at less than fair market value.
"Generally speaking," says Ryan David, owner of We Buy Houses In Pennsylvania, "investors offer about 70% of the house's value, minus cost of repairs/updates, minus buying costs, minus holding costs, minus the estimated cost of utilities." This figure more or less aligns with our own research, which found that investors nationwide will make a median offer of 67.5% of a home's ARV.
However, there are plenty of exceptions to the 70% rule. The exact amount an investor will pay depends on their investment strategy and the profit potential they see in your home.
When sizing up an opportunity, there are several strategies cash buyers employ to make a profit. For example, they might:
- Flip the house for a quick profit, a strategy often used by house flippers and iBuyers
- Sell the contract to another investor willing to make the needed improvements, a strategy known as 'wholesaling'
- Turn the house into a rental property
- Sign a novation agreement, allowing them to make improvements upfront and then list the home on your behalf
- Leverage seller financing, allowing them to pay off the seller over time, with interest
Some strategies generate slow, steady gains through monthly income and price appreciation. Others allow for an immediate profit, with or without improving the property. The varying degrees of risk and profit potential of each option influence the buyer's offer.
Compare multiple offer types from leading cash home buyers — with no obligation to move forward. Simply tell us about your property, and we'll do everything we can to get you the best possible price for your home.
Get Cash OffersExample cash offers on a house
Offer type | Estimated sale price | Average time to close | Best for |
---|---|---|---|
Cash offer | 60–85% fair market value | 1–3 weeks | Sellers who want to sell quickly and with certainty they can close on their timeline. |
Novation agreement | 80–90% | 40–60 days | Sellers who want a higher price without hassle. The buyer makes repairs, sells the house, then pays the seller. |
iBuyer | 90–100%, minus repair costs and service fees | As little as 10 days | Sellers with homes in fairly good condition who are willing to sell for slightly less to avoid the traditional listing process. |
Traditional agent listing | 100%, minus agent commissions | 30–60 days | Sellers who want to list on the market to get the highest price. |
Creative financing | 110–120%, paid out over time | 30–60 days, with 2–10 year payout | Sellers who don’t need a lump sum and are willing to accept monthly payments to gain interest and avoid capital gains tax. |
Cash offers vs. traditional home sales
Selling to a cash home buyer can save you a lot of time and help you avoid expenses like repair bills and closing costs, but the ease and convenience of selling your home to a business could cost you thousands of dollars.
"I always tell sellers that they'll be better off if they get an agent," says Don Chambers, an experienced real estate investor and owner of Double K Property Management.
"If you get an agent and list it with the MLS, you will expose it to many more buyers. And when you get many more buyers, you'll get a higher price. It does take time, and they often need to fix the house up to get top dollar. But even if they don't want to fix it, if they just get an agent, list it, and wait two or three months for several buyers to make offers, they'll get the most money."
If your priority is a quick, predictable sale with minimal hassle, selling to a cash buyer might be the best solution — as long as you're willing to leave as much as 30–50% of your home's value on the table.
However, if your priority is getting top dollar for your home, listing with a real estate agent is still the best bet — preferably through a brokerage that helps you save on realtor fees.
Are companies that buy houses for cash legit?
The short answer is yes. Most companies that offer to buy your house for cash are legitimate businesses.
However, property investors are profit-motivated, and some sellers may feel ripped off by a low offer from a 'we buy houses' company.
"Investors will always pay less than you'd get on the open market," says investor Ryan David. "Anyone that says otherwise is simply not being honest."
You should vet cash offers like a traditional offer on a home. Look for a solid reputation backed by customer reviews and watch out for red flags. You should also compare offers from multiple buyers and know what your house could be worth selling as is with a realtor.
How does a cash offer on a house work?
Companies that buy houses for cash generally purchase properties at bargain prices, complete any necessary repairs, and either rent or resell them for a profit.
Here’s how a cash offer typically works if you're a seller:
- Submit information about your home. Most cash home buyers collect basic information about your home through an online form or over the phone. Sometimes, you may receive an initial estimate of your cash offer within 24–48 hours.
- Get an on-site inspection. A third-party inspector or local representative from the company (or both) completes an on-site inspection. Your final offer is adjusted to account for any necessary repairs.
- Review the final offer. It's best to have a real estate attorney or CPA review the contract to ensure the deal is fair and you're protected if the buyer backs out. You also want to ask for proof of funds — such as bank statements, a letter from the buyer's financial institution, or recent sales contracts — to ensure the buyer has the cash to close the deal.
- Accept the offer. If you decide to accept, you sign a purchase agreement specifying the terms of sale.
- Complete any necessary title work. "If a seller has a cloud on their title, such as a lien or other impediment preventing the seller and buyer from entering a contract, the seller will be expected to rectify this to move forward with the sale," says Mike Bennett, Operations Manager at Clever Offers. He notes that any debts associated with property liens can usually be paid from the sale proceeds.
- Close on your schedule. Unlike traditional buyers who require mortgage approval, cash buyers can move fast and offer more flexible timing. You could have cash in hand in as little as 10 days or choose a later date. In certain arrangements, such as a novation agreement — where an investor fixes and flips the home on your behalf — closing the transaction may take longer to account for repair time.
Red flags to look out for when selling your house for cash
Inability to show proof of funds
Jack Pinard, COO of Summit Buys Houses, says sellers should ensure the buyer has the cash to pay for the home. Proof of funds can be a printed bank statement or a letter from a financial institution indicating the buyer's readily available funds.
Mike Bennett advises sellers to take a similar approach to how Clever vets its investors. As part of the onboarding process, he says, "we look through an investor's history. We make sure that they have consistent closings over the last year and that they have the liquidity to move forward and close on a deal."
"If a buyer cannot provide proof of funds, stay far away from them," Bennett says. "They likely have little to no real experience as an investor."
Low or no earnest money deposit
In addition to proof of funds, says Pinard, "a seller should insist on a significant deposit from their buyer. If they cannot give you a sizable deposit, that's a red flag."
Brian Wittman, owner of SILT Real Estate and Investments, says deposits should align with the earnest money a buyer puts down when buying a home with an agent. "When selling a home through an agent, there is still an expectation of at least 1% and sometimes up to 5% depending on how much the buyer wants the home," says Wittman.
However, Bennett notes that "deposits can vary depending on the offer type and who makes the deal."
"If the buyer is buying direct," says Bennett, "typical cash sale standards are $5–10k earnest money deposit. However, a wholesaler may only put down $1,000, and then have their buyer place $10k themselves when assigning the contract."
"In a novation agreement," Bennett continues, "instead of a traditional earnest money deposit, the investor will put those funds into repairing the property before listing it."
Regardless of the type and amount of the deposit, he says, "the overall theme here remains true: There should always be a deposit in a cash sale."
Lengthy closing timeline
Most cash buyers can close quickly, often in two weeks or less. If a buyer specifies a closing date more than a few weeks after you sign the contract, you may be dealing with a wholesaler.
In real estate investing, a wholesaler is essentially a middleman. They sign a purchase agreement with a seller, and then sell the contract to another investor for a higher price — pocketing the difference. While some wholesalers have large networks of reliable buyers, others are making up a plan as they go, putting the deal at risk of falling through.
"Many times, wholesalers get a contract with a closing of six weeks, two months, something like that," Chambers continues. "During that time, they reach out on Facebook groups and other forums to find someone to buy the house for a little more than their contract.
"That's fine if they let everybody know that, but a lot of times you've got a homeowner selling at a discount because they've got some personal situation where they need the money fast. And then weeks or months go by, and this wholesaler can't find a buyer — then the whole thing falls apart."
Pressure to sign a contract on the spot
"Sellers should avoid buyers who pressure them to sign a contract before having it reviewed," says Bennett. "This would be a big red flag."
"Some investors try to sneak in unfair contract terms like unreasonably long due diligence periods, low earnest money deposits, or clauses that can get them their earnest money back even after the due diligence phase," adds Chambers. If the deal falls through, these loopholes leave the seller without protection or compensation.
"I've bought several properties from people who had tried to sell to a wholesaler and it fell through," Chambers says. "I bought a house from a woman, it was like a $400,000 house, and the previous buyer only offered her $50 earnest money in the contract — which he never even paid."
Bennett says that just like with a standard real estate transaction, "sellers are advised to have legal counsel or a CPA review their contract before signing to ensure the seller is protected and has favorable terms."
How to screen companies that buy houses for cash
- Look for reviews on sites like Google, Trustpilot, and the Better Business Bureau.
- Ask for proof of funds and recent closing statements showing recent deals.
- Never pay any fees — a legit real estate investor shouldn't ask you to pay anything upfront when they make an offer.
- Clarify that they're the end buyer or if they intend to find another buyer to take over the contract.
- Ask for an earnest money deposit of 1–2% of the sale price.
- Get the contract looked over by a real estate attorney or agent before signing.
- Never feel pressured to accept an offer — you can walk away if you're uncomfortable with the deal.
FAQ about companies that pay cash for houses
What is the best company that buys houses?
If you're thinking of selling your home to a company that pays cash for houses, you can choose between traditional cash buyers or next-generation iBuyers. Based on our research, some of the best cash home buying companies include Clever Offers, Opendoor, We Buy Ugly Houses, Offerpad, and Homevestors.
How do you sell your house to a cash buyer?
In general, companies that buy houses for cash require you to submit information about your home online or via phone. Next, you'll schedule an inspection and receive a final cash offer. If you decide to accept the offer, you can usually set a closing date within 7–10 days (or later, if needed).
Are 'we buy houses' companies legit?
Yes, many reputable companies pay cash for houses. If you’re considering selling your home to one of these companies, thoroughly research it by checking its rating with the Better Business Bureau and reading previous clients' reviews.
Is selling to a cash buyer a good idea?
Cash buyers can be a good solution if you need to unload an unwanted, distressed property fast. However, this convenience comes at a high cost. There are other options that can help you sell your home in a short amount of time without sacrificing a ton of equity.
How long does a cash sale on a house take?
Selling your home to a cash buyer can take anywhere from seven to 30 days, depending on the buyer and your specific situation. A fast home sale is a key advantage of selling your home to a cash buyer. However, the tradeoff is that you'll likely get far less — typically 50–70% of your home's market value.
Methodology
To compile our list of the best companies that buy houses for cash, we looked closely at customer experience based on online reviews. We also considered offers, fees, and the company's speed and flexibility around closing windows.
For this article, we also spoke to the following experts:
- Mike Bennett, Operations Manager at Clever Offers
- Don Chambers, Owner of Double K Property Management
- Ryan David, Owner and Lead Investor at We Buy Houses In Pennsylvania
- Jack Pinard, COO of Summit Buys Houses
- Brian Wittman, Owner and CEO of SILT Real Estate and Investments, LLC
We regularly update this article with the latest information about companies that buy houses for cash.