If you're under pressure to sell fast or have a home that needs a lot of work, you may want to consider selling to a company that buys houses for cash. Most of these companies are professional investors who purchase homes as is, pay in cash, and can close in as little as 1–2 weeks.
But buying complicated properties fast carries a lot of risk, so investors typically pay a lot less than you'd net with a realtor. The tradeoff can be worth it if you need speed and certainty, but selling directly to an investor is rarely going to be your best option — simply due to the lack of competition.
If you're looking for the convenience of a cash offer, without compromising on price, we suggest starting with Clever Offers — our top pick among cash home buyers. With Clever, you get competing offers worth up to 100% of your home value and can sell in as little as 7 days. Request offers.
5 best companies that buy houses for cash
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✨ Our Pick
Clever Offers
Offers MarketplaceBest for: Most home sellers. Compare all cash offers and options in one place.
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We Buy Houses
Cash InvestorBest for: People with fixer-uppers or hard-to-sell homes who need to sell fast.
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Homeward
iBuyerBest for: People with homes in good condition who need to sell fast.
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Knock
Bridge LoanBest for: People with lots of equity tied up in their current home who need to move now.
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Xome
Online AuctionBest for: People with homes that need major repairs who have a few weeks or more to sell.
Our team has spent hundreds of hours researching cash home buyer companies across the country so you don’t have to.
To compile our state and nationwide rankings, we evaluated more than 3,700 cash home buying companies and analyzed more than 412,287 publicly available data points. We consider a wide range of factors, including:
- Customer reviews: Does the company consistently deliver good outcomes and experiences for customers?
- Credibility signals: Is the company well-established with a consistent track record of activity and success?
- Service quality: Is the product or service a good value relative to others in the same category
- Flexibility: Is the service flexible enough to suit a variety of customer needs and situations?
We continually refresh existing data, add new companies to our library, and look for new ways to make our pages more useful. See our state rankings for a more complete list of options near you.
What type of cash buyer is right for me?
Cash home buying companies range from local investors to nationwide iBuyers and auction platforms. Some specialize in helping home sellers who need a fast out for a home in less-than-ideal condition, while others offer convenience and flexibility for sellers with more move-in ready homes.
Offers Marketplace
Offers Marketplaces help you compare multiple cash offers and other sell-fast alternatives side-by-side. Cash buyers are pre-vetted, making it a fast and safe option. Most are free to use and there's no obligation to accept offers they bring you.
Who this is for: All home sellers and situations. The best Offers Marketplaces can offer relevant solutions for any property, goal, or timeline.
How to choose: Look for a service with a variety of sell-fast options (not just cash offers from investors), excellent customer reviews, dedicated customer service and support.
Cash Investor
Cash Investors Cash Investors are real estate professionals that typically specialize in purchasing fixer-uppers to renovate and either resell or rent out for a profit. They buy homes in almost any condition and can pay cash, allowing them to close much faster than buyers with loans.
Who this is for: Home sellers who need to sell fast due to external pressures like pre-foreclosure or unexpected life changes, or with a property that would be property that would be hard-to-sell hard to sell on the open market due to its condition or other complicating factors.
How to choose: An up-to-date website, consistently positive customer reviews on sites like Google, and BBB accreditation are all good indicators that a company is active and cares about its reputation. Just as importantly, an investor should be transparent about how they arrived at their offer amount, provide proof of funds and a sizable security deposit, and never pressure you to sign a contract on the spot.
iBuyer
iBuyers are large companies that purchase newer, well-maintained homes in select cities. You can get an offer in 24–48 hours and close in as little as 10 days. iBuyers typically pay more than cash investors, but they only buy certain types of homes.
Who this is for: Sellers with newer, well-maintained homes who are willing to sacrifice some potential profits in exchange for a fast sale — or simply to avoid the uncertainty, stress, and hassle of listing on the open market.
How to choose: The major iBuyer companies are pretty similar in terms of services, ratings, and fees. We recommend requesting no-obligation offers from all available iBuyers in your area to get the best possible deal. Some sellers even report successfully using competing iBuyer bids to negotiate a higher price.
Bridge Loan
Bridge Loan services (also called Buy-Before-You-Sell) offer short-term home equity loans you can use to buy a new home before you sell your current one. After you move, you list your old home with a realtor and settle up with the bridge loan provider at closing. Most charge 2-2.5% on top of the usual closing costs.
Who this is for: People with solid equity in their current property who want to buy their next home before they sell. These programs help you move faster, skip the hassle and stress of living through showings and inspections, and avoid simultaneous out-of-pocket costs for two properties.
How to choose: Look for brands with excellent customer reviews, no interest for 3-6 months, a reasonable backup offer (if you fail to sell on the market), and a single 2-2.5% program fee. The best services also let you choose your own agent to sell your old house.
Auction Site
Auction Sites Online Auctions let you auction off your property online to the highest bidder. The upside is that the competition may boost your offer price. The tradeoff is certainty and speed: online auctions usually take longer than a direct cash sale.
Who this is for: Home sellers with fixer-upper properties who can tolerate 3+ week sale timeline. Don't do an online auction if you're under pressure to sell fast. Most sites also require residential sellers to use a real estate agent, so look elsewhere if you're trying to avoid realtor fees.
How to choose: In addition to reading customer reviews, make sure the site is free for sellers and its online tools are intuitive and easy to use. You should sign up (it's free) and take the software for a test drive before you commit to listing a property.
Find the best cash buyers near you
Keep in mind that sometimes your best option is a local cash buyer with a solid reputation.
Our research team has evaluated more than 3,700 companies to find the best cash home buyers across the United States.
If you're looking for the best companies that buy houses for cash in your area, check out our comprehensive rankings for all 50 states and Washington, DC.
More of the best companies that buy houses for cash
Offers marketplaces: Best choice for most home sellers
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SummaryPros & ConsFull ratingsCompany info
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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Homelight Simple Sale
Accredited, A+
2016SummaryPros & ConsFull ratingsCompany infoIf you're unsure of 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 review.
Cash investors: Best for hard-to-sell homes that need to sell fast
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SummaryPros & ConsFull ratingsCompany info
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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We Buy Ugly Houses
Accredited, A+
1996SummaryPros & ConsFull ratingsCompany info -
MarketPro
Accredited, A+
2016SummaryPros & ConsFull ratingsCompany info
iBuyers: Best for newer homes in good condition that need to sell fast
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SummaryPros & ConsFull ratingsCompany info
Homeward’s Sell-Before-You-List offering is a solid option if you need to sell fast and have a home in good condition.
Homeward pays you a lump sum up front (~89% of your home’s market value). Then you list the property on the open market with the agent of your choice and keep any additional proceeds once you sell (minus the service fee and any agent commissions).
The ability to list for additional upside is a big benefit over other iBuyers because open-market sales will almost always net you the highest price. See our full Homeward review.
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Offerpad
Accredited, A+
2015SummaryPros & ConsFull ratingsCompany info -
Opendoor
Accredited, A
2014SummaryPros & ConsFull ratingsCompany info
Bridge loans: Best for buying your next home before you sell the current one
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SummaryPros & ConsFull ratingsCompany info
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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Homeward
Claimed ✔Not accredited, D-
2018SummaryPros & ConsFull ratingsCompany info -
Homelight
Accredited, A+
2016SummaryPros & ConsFull ratingsCompany info -
Orchard
Accredited, A
2017SummaryPros & ConsFull ratingsCompany info
Online auctions: Best for fixer-upper homes with less pressure to sell fast
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SummaryPros & ConsFull ratingsCompany info
Xome is an online auction platform for sellers with distressed or hard-to-sell homes who aren’t under a huge amount of time pressure to sell quickly.
Online auction sales can take 15-30 days to close, depending on the buyer’s financing (some cash investors can close in just seven days). The benefit is more competition, which could help you get a higher price in the end.
Xome doesn’t charge any fees for sellers and only requires a realtor if you're listing a single-family home. DIYers can easily manage the listing, auction, and closing processes within Xome’s seller portal and mobile app. See our full Xome review.
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Sundae
Accredited, A+
2018SummaryPros & ConsFull ratingsCompany info
Is selling to a company that buys houses for cash worth it?
Benefits of selling to a cash buyer
Convenience. While most buyers want a move-in ready house, many property investors look to buy “distressed” homes (properties that need major repairs, have complex title or tax issues, or whose owners are under pressure to sell fast). Selling to a cash buyer allows you to sell a property in almost any condition without worrying about cleaning, touchups, or repairs.
Speed. Many cash buyers make same-day offers. And because pay in cash, they can close faster than traditional buyers who need approval from a lender. Some investors can close in as few as 7 days after making an offer.
Flexibility. Sometimes you need a little extra time to move. Many cash buyers give you the flexibility to choose your own closing date and offer a grace period if you need more time. Many also offer perks like moving help or the ability to leave unwanted things behind.
Certainty. Selling to an investor usually means less likelihood of delays or canceled contracts due to contingencies (inspection, appraisal, prior home sale, etc.) or financing issues.
Potential drawbacks of selling to a cash buyer
Lower sale price. Buying properties fast for cash carries a lot of risk, so investors typically pay less than full value to ensure they don't lose money on the deal. However, this tradeoff can be worth it if you need speed and certainty or can't find a buyer on the open market.
Less competition. While faster and more convenient than selling your house the traditional way, there's inherently less competition when selling directly to a cash buyer. And unless you put in the work to get competing offers, selling for cash leaves little room for negotiation. Therefore, it may take some time to find a decent offer.
Potential for scams. While most cash buyers are reputable business people, some have been known to prey on people in vulnerable situations. To avoid being taken advantage of, vet investors carefully — or work with a cash offer marketplace that verifies a company's track record before accepting them into their network.
Selling to a cash investor can save you a lot of time, but it's usually comes at a seep cost to your bottom line.
Many investors target “distressed” homes (properties that need major repairs, have complex title or tax issues, or whose owners are under pressure to sell fast). Their business model depends on purchasing properties at a bargain, fixing them up, and renting them out or reselling them for a profit.
Investors like working directly with sellers because they have little or no competition, allowing them to pay as little money as possible.
By going directly to a cash investor, homeowners usually end up with a lot less cash they could have gotten with an agent.
"I always tell sellers that they'll be better off if they get an agent," says Don Chambers, who's been investing in real estate since 2007. "If you get an agent and list it with the MLS, you will expose it to many more buyers. And when you get more buyers, you'll get a higher price."
Several sources show that homes listed on the MLS sell for more than those sold without a realtor. For example:
- In a survey conducted by Clever Real Estate, unrepresented sellers reported earning an average of $79,000 less in profit compared to sellers who used an agent. FSBO sellers were also 64% more likely than agent-assisted sellers to say they didn't sell for their desired sale price.
- Research from Minneapolis-based brokerage Maker Real Estate found that, on average, homes sold through the MLS netted sellers $49,000–104,000 more than those sold to an investor. That's after accounting for realtor fees, which average 5–6% of the home sale price.
If you have any time at all to sell your home, it's worth it to at least test the market. You can list your home for a competitive price and require all offers to be submitted within a week — with an earnest money deposit, proof of funds, and no financing or inspection contingencies. Doing this almost guarantees the offers you receive will be strong cash offers.
One reaso we like Clever Offers is that it gives you the best of both worlds. You can explore direct cash offers from competing buyers who have already been vetted vs. a 7-day MLS listing targeting a much larger poolof buyers — all with no platform fees or obligation to move forward. Simply compare your options and choose the solution that works for you.
How much will a 'we buy houses for cash' company pay?
"Generally speaking, cash 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," says Ryan David, owner of We Buy Houses In Pennsylvania.
This figure more or less aligns with our own survey of real estate investors, which revealed that a majority of house flippers (56%) offer no more than 70% of a home's ARV, while 77% max out at 80% of ARV. The exact amount a cash buyer will pay depends on their business model 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 a quick profit, either through wholesaling or renovating and reselling for added value.
The amount of risk involved also influences an investor's offer.
- If a house is purchased sight unseen or is more likely to have issues due to age or lack of upkeep, an investor will almost certainly offer less in order to avoid taking a loss — which 9 of 10 investors surveyed have had to do at some point in their careers.
- iBuyers, who operate in hot housing markets and tend to buy homes that need only minor repairs, can usually offer more.
Example cash offers on a house
Offer type | Estimated offer amount (% ARV) | Average time to close | Best for |
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Cash offer | 60–85% | 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 | 100%+, 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. |
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, former 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 7–10 days, or choose a later date if you need some time to move out. In certain arrangements, such as a novation agreement — where an investor partners with you to fix up the home and then list it for a split of the proceeds — closing the transaction may take longer to account for repair time.
How to tell if a 'we buy houses' company is legit
Most companies that buy houses for cash are operated by legitimate investors. But there are definitely bad actors and frauds to watch out for. You should vet buyers thoroughly before signing a contract.
Red flags to watch out for
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.
Former Clever Offers operations manager 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."
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."
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."
Most cash buyers can close quickly, often in three 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," says investor Don Chambers. "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."
"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 protect yourself from a 'we buy houses' scam
- Look for an established online presence. E.g., BBB accreditation; excellent customer ratings and lots of reviews (including recent ones) on third-party platforms like Google; a legitimate-looking website with info about owners, etc.
- Always request offers from more than one cash buyer. This will help ensure, that you get a fair price and, ideally, help you net the most possible cash in the end. (Note: Offers Marketplaces make comparing options fast, safe, and easy).
- Ask for a proof of funds letter along with the cash offer. Legit and experienced cash investors should be happy to provide this to you.
- Make sure all the key details are in the contract. The earnest money deposit, sale price, closing date, and other key terms should be clearly stated in the purchase agreement. If it’s not in writing, the buyer can make last minute changes or back out of the deal and you have zero recourse.
- ⚠️ DON’T call the phone numbers on those generic “Cash for Houses” signs posted by the side of the road, especially when there are no details about the company.
- ⚠️ WALK AWAY if the cash investor or company representative is getting aggressive, pushy, or making you uncomfortable in any way. If you have any concerns, get the contract looked over by a real estate attorney or agent before signing.
- ⚠️ NEVER wire anyone money or give out your personal financial information without professional representation or a licensed third-party (like an attorney or title company) involved.
🚨 Important: If you or someone you know has been in contact with or possibly taken advantage of by a company you think is a scam or fraud, please (a) report it to your local police via 911 and (b) all relevant government protection agencies online:
United States real estate market trends
- The United States housing market has cooled over the past 12 months, according to the most recently available data (September 2024).
- United States is currently experiencing a seller’s market, with more demand than supply. There are currently 1,120,954 homes for sale with 511,418 new listings added last month.
- The median sale price for all homes at the end of last month was $430,539, up 4.1% since last year. There were 410,810 property sales, a 1.4% year-over-year drop.
- The median sale-to-list ratio in United States was 99.1%. 28.7% of homes sold for more than their original list price. 18.0% of homes had a price reduction.
- The typical United States home sale took 41 days in total, from listing to closing. That’s 6 days faster than last year.
⚡️ Get fast cash offers near you
Related guides and resources
How we research and rank cash home buyers
Data sources and methodology
To compile our state and nationwide rankings, our research team evaluated more than 3,700 cash home buyer companies and related services across the United States. Our team also compiled and analyzed 412,287 publicly available data points tied to past transactions, customer reviews, service terms, pricing, and more to evaluate each of the product offerings and choose our top picks. See our state rankings for a more complete list of options near you.
Subject matter expertise
For this article, we also spoke to the following subject matter 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 data and information about companies that buy houses for cash.