10 Best Companies That Buy Houses for Cash

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By Katy Byrom Updated March 14, 2024

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Cash home buyers range from individual investors to "we buy houses" companies operating on a national scale. They provide fast cash offers and can close in as little as 1–2 weeks. However, most pay well below market value for homes.

When selling your house for cash, you'll get the best outcome by seeking competing offers from several cash buyers. This guide walks you through some of the best companies to choose from — and what you can expect from each.

10 best companies that buy houses for cash

Company
Customer Rating
Type
Best for
Offer Rating
5.0
3,162 reviews
National cash offer network
Multiple offers, vetted investors
Most competitive
Compare Offers
On listwithclever.com
4.3
3,801 reviews
iBuyer
Fair offers, hassle-free sales
Most competitive
4.0
2,767 reviews
iBuyer
Flexible options with perks
Most competitive
4.6
307 reviews
Franchise cash buyer
Fast sales, professional service
Average
4.5
713 reviews
Auction-style marketplace
Auction your home in CA/TX
More competitive
4.5
1,996 reviews
Franchise cash buyer
Hard-to-sell properties
Average
4.6
1,213 reviews
National cash offer network
Compare cash offers vs. listing
More competitive
4.2
513 reviews
Regional cash buyer
Fair offers for East Coast sellers
Average
4.8
833 reviews
Home trade-in
Tap your equity to move, then sell
More competitive
4.4
632 reviews
Home trade-in
Equity advance to up or downsize
More competitive
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.

Fair offers, hassle-free sales

Opendoor

Learn More
On listwithclever.com
4.3
3,801 reviews

Customer Rating

4.2/5

Service Fee

5%

Time to Close

14–60 days

Why we chose it

Pros and cons

Specifics

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.

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

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.
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.
Fast sales, professional service

We Buy Houses

Learn More
On listwithclever.com
4.6
307 reviews

Customer Rating

4.6

Service Fee

None

Time to Close

7–14 days+

Why we chose it

Pros and cons

Specifics

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.

Pros

  • Fast offers (24–48 hours) and closings (7-14 days)
  • No commissions, fees, or closing costs
  • Vetted, reputable investors

Cons

  • Pay below market value
  • Offer is typically take it or leave it
  • Customer experience may vary location

Offer process: Submit information about your property and a company rep will come to your house. You’ll receive a no-obligation cash offer within 24-48 hours following the inspection, which you're free to accept or reject. Learn how We Buy Houses works.

Closing timeline: You can close in as little as seven days and you can choose your own closing date. Money will be deposited in your account in as little as ten days from signing the purchase agreement.

Fees & other costs: Typically there are no fees, closing costs, or realtor commissions. However, if you already have a realtor, you’ll likely need to pay their commission (typically 2.5–3%).

Purchase criteria: Franchise licensees can make offers on nearly any property, regardless of the condition, but most will not purchase mobile homes.

Locations: We Buy Houses has 200 offices across 30 U.S. states and Washington, DC.

Did you use We Buy Houses? Leave a review for the chance to win a $250 Amazon gift card.
Auction to the highest bidder in CA/TX

Sundae

Learn More
On listwithclever.com
4.5
713 reviews

Customer Rating

4.6/5

Service Fee

None

Time to Close

10–60 days

Why we chose it

Pros and cons

Specifics

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.

Pros

  • Competing bids from investors
  • $10k cash advance for qualifying sellers
  • Choose your closing date (10-60 day window)

Cons

  • Inspection/bidding process can delay sale
  • Investors' fees deducted before offers are shown
  • Better offers may come directly from investors

Process: Provide information about your property. Sundae prepares a listing for your home, which it posts to its auction platform. You’ll be shown the highest offers, which you’ll have three days to accept. After signing the purchase agreement, you may also be eligible for a $10,000 advance. See how Sundae works.

Closing timeline: There’s no guarantee you’ll receive any offers within a given timeline. Once Sundae receives an offer on your property from an investor, Sundae will pass it on to you four days after the inspection. If you accept, you can choose a closing date between 10 and 60 days.

Fees & other costs: Sundae doesn’t charge any out-of-pocket fees to sellers. However, it does charge buyers an undisclosed buyer's premium, which is deducted from the winning offer before it is presented to you. 

Purchase criteria: Most single-family homes and certain multi-family properties, up to 4 units, are eligible. After submitting your property info, a Sundae representative will visit your home to take pictures and determine if it is a good fit for the platform.

Locations: Sundae operates in Inland Empire, CA, Los Angeles, CA, Oakland, CA, Orange County, CA, Sacramento, CA, San Diego, CA, Austin, TX, Dallas–Fort Worth, TX, and Houston, TX.

Did you use Sundae? Leave a review for the chance to win a $250 Amazon gift card.
Specializing in hard-to-sell properties

We Buy Ugly Houses

Learn More
On listwithclever.com
4.5
1,996 reviews

Customer Rating

4.5/5

Service Fee

None

Time to Close

3 weeks+

Why we chose it

Pros and cons

Specifics

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.

HomeVestors (the parent company of We Buy Ugly Houses) is a national cash buyer made up of independently owned and operated local franchises.

Each franchise can provide an initial offer within 48 hours and close in as little as 3 weeks. However, home sellers typically only receive about 70% of their home's value.

While many We Buy Ugly Houses locations have positive customer reviews, others have more complaints. Some people have accused the company of predatory practices targeting homeowners in financial distress.

Pros

  • 24-48 hour offers, 3 week closings
  • Many franchises have high customer ratings
  • Buys homes in any condition

Cons

  • Typically offer 70% of potential home value
  • Inconsistent reviews across locations
  • Company has been accused of preying on distressed homeowners

Process: Submit your property information to your local We Buy Ugly Houses office and schedule an inspection. Within 24 hours of the inspection, you’ll get a no-obligation cash offer. If you accept, you choose your closing date. See how We Buy Ugly Housesworks.

Closing timeline: Closing is flexble and can usually be completed 2–5 weeks from when you accept the offer. 

Fees & other costs: There are typically no commissions, fees, or closing costs. But if you already have your own realtor, you may have to pay them their listing fee (usually 2.5–3%).

Purchase criteria: Almost any property is eligible, including inherited properties, short sales, distressed homes, and some commercial properties. Typically will not purchase mobile homes.

Locations: We Buy Ugly Houses has over 1,000 independently operated franchises spanning 46 states and Washington, DC.

Did you use We Buy Ugly Houses? Leave a review for the chance to win a $250 Amazon gift card.
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.
Fair offers for East Coast sellers

MarketPro Homebuyers

Learn More
On listwithclever.com
4.2
513 reviews

Customer Rating

4.2/5

Service Fee

None

Time to Close

3 weeks+

Why we chose it

Pros and cons

Specifics

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.

Pros

  • Same-day offers, 3-week closings
  • Free packing and moving help
  • Praised for fairness and service quality

Cons

  • Offers below market value
  • Hard to get off their mailing list if you don't want to sell

Process: Schedule a virtual or in-person visit with a consultant so they can see your property. You’ll receive an offer during the appointment, which you’re free to accept or reject. You can then choose your own closing date. Learn how MarketPro Homebuyers works

Closing timeline: MarketPro promises to “accommodate any need” during the closing process. You can close in as few as three weeks or change your closing date if needed.

Fees & other costs: There are no fees or closing costs when selling directly to MarketPro. If you use your own real estate agent, you’ll likely have to pay their listing fee (usually 2.5–3%).

Purchase criteria: Homes, townhomes, and condominiums of any condition or price range. Multi-family buildings, commercial properties, and land sales are not eligible.

Locations: MarketPro Homebuyers operates in 18 metros across FL, MD, PA, VA, and DC. 

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

Is selling to a company that buys houses for cash right for you?

Cash home buyers range from individual investors to "we buy houses" companies operating on a national scale. 

They can be a convenient solution when you need to sell quickly or want to avoid a traditional home sale. 

But selling directly to a cash buyer isn't always the best option. 

Pros and cons of selling your house for cash

✅ Pros

  • Convenience: You can sell a property in almost any condition without worrying about repairs. However, some companies — particularly iBuyers — may deduct money for needed repairs they find during an inspection.
  • Speed: You can get an offer quickly — sometimes on the spot after a home inspection. And you can close in as little as 1–3 weeks after accepting an offer.
  • Certainty: Individual buyers can request contingencies or run into financing complications. When you're selling to a company, there's less risk your deal will fall through.

❌ Cons

  • Lower sale price: Most cash buyers pay no more than 70% of a home's after-repair value , minus expenses — althouh some investors may offer more, depending on the arrangement. iBuyers offer closer to market value, but they're far more selective about the homes they buy.
  • Need to carefully vet buyers: The level of professionalism, transparency, and communication can vary significantly from investor to investor. To avoid getting ripped off by a cash buyer, you should carefully vet the buyer's credentials and have the purchase contract a real estate attorney or agent.
  • May take time to find a decent offer: Cash buyers are investors with varying budgets, goals, and constraints. Some buy almost any home if the price is right. Others stick to certain locations, price ranges, or property types. Your options, offer prices, and closing speed will depend on your home and situation.
  • Less room to negotiate: Cash offers are often take-it-or-leave-it, whereas traditional home sales allow for negotiation on the price and repairs. Generally, your best negotiating leverage is getting multiple competing offers upfront.

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 make an 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 cannot 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 they 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. Sometimes you can get up to 110% or more, depending on the type of deal. 

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, on top of 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 are looking to pay less than fair market value for your house.

"Generally speaking," says Ryan David, owner of We Buy Houses In Pennsylvania, "investors offer about 70% of the value of the house, minus cost of repairs/updates, minus buying costs, minus holding costs, minus the estimated cost of utilities."

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 making improvements to the property. The varying degrees of risk and profit potential posed by each option influence the offer a buyer will make.

Get competing cash offers — no fees or commissions

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 Offers

Example cash offers on a house

Offer typeEstimated sale priceAverage time to closeBest for
Cash offer60–85% fair market value 1–3 weeksSellers who want to sell quickly and with certainty they can close on their timeline.
Novation agreement80–90%40–60 daysSellers who want a higher price without hassle. The buyer makes repairs, sells the house, then pays the seller.
iBuyer90–100%, minus repair costs and service feesAs little as 10 daysSellers with homes in fairly good condition who are willing to sell for slightly less to avoid the traditional listing process.
Traditional agent listing100%, minus agent commissions30–60 daysSellers who want to list on the market to get the highest price.
Creative financing110–120%, paid out over time30–60 days, with 2–10 year payoutSellers who don’t need a lump sum and are willing to accept monthly payments to gain interest and avoid capital gains tax.
Show more

Find companies that buy houses for cash near you

Sometimes your best option is a local cash buyer — someone who has 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 put together comprehensive guides for all 50 states and Washington, DC.

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're going to expose it to many more buyers. And when you get many more buyers, you'll get a higher price. It does take time, and a lot of times they 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 just like you would 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 then either rent them out or resell them for a profit.

Here’s how a cash offer typically works if you're a seller:

  1. Submit information about your home. Most cash home buyers collect basic information about your home through an online form or over the phone. In some cases, you may receive an initial estimate of your cash offer within 24–48 hours.
  2. 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.
  3. 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.
  4. Accept the offer. If you decide to accept, you sign a purchase agreement specifying the terms of sale.
  5. 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 in order 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.
  6. Close on your schedule. Unlike traditional buyers who require a 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 make sure the buyer actually has the cash to pay for the home. Proof of funds can be a printed bank statement. Or it can be a letter from a financial institution that indicates 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 be in line 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 trying to find someone to buy the house for a little more than what their contract is. 

"That's fine if they let everybody know that, but a lot of times you've got a homeowner who's 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 prior to 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. These loopholes leave the seller without protection or compensation if the deal falls through.

"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."

Just like with a standard real estate transaction, says Bennett, "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.

What are the closing costs for a cash buyer?

When selling your house to a cash buyer company, the closing costs — which often include taxes, insurance premiums, etc. — are typically covered by the buyer. This may sound like a good way to save money when selling your home. However, since cash buyers typically offer much less than your home's market value, you will likely not save money by avoiding closing costs.

How do I sell my house as is?

To sell a house as is, you can sell to a cash home buyer or iBuyer or list on the open market. Selling your home in as-is condition will likely attract more investors and bargain hunters, resulting in a lower offer price. But many investors can also pay cash and close quickly. It's best to seek multiple offers to ensure you get a competitive price for your home. You can compare offers on your own, with the help of an agent, or through a free service like Clever Offers.

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:

We regularly update this article with the latest information about companies that buy houses for cash.

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