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Pros and cons
Company info
Reviews
Pros
- 24-48 hour offers, 3 week closings
- Trusted, nationally-recognized brand
- Buys homes in any condition
Cons
- Offers are typically a lot less than market value
- Inconsistent reviews across locations
- Customer experience may vary across locations
Known for its slogan, We Buy Ugly Houses, HomeVestors of America is one of the nation’s largest franchise cash home buyers.
Local franchise owners can purchase homes in any condition, pay in cash, and close in as little as three weeks — making HomeVestors a solid option for sellers facing financial challenges, tight timelines, or properties in poor condition.
That said, working with HomeVestors comes with a significant financial tradeoff. The cash offer is generally well below market value, and some franchises have faced complaints and negative publicity over their business practices.
If you’re planning to request an offer from HomeVestors, it’s smart to compare its offer with a few others before deciding. Sellers with multiple offers to fall back on often get better prices and contract terms.
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Who does HomeVestors work best for?
Companies like HomeVestors make the most sense when you have a home that you need to sell quickly, and you aren’t concerned with getting the highest price possible. For example, you might consider HomeVestors if you:
- Need to move on an extremely tight timeline
- Have a house in poor condition
- Are facing foreclosure or other financial issues
- Need to sell an inherited home
- Are selling a house from out of state
- Don’t have time or money for home repairs
- Own a rental property with problematic tenants
In these situations, HomeVestors offers a distinct advantage over a traditional home sale: An all-cash offer with no contingencies and the ability to close on your own timeline. They'll also purchase your house as-is, do all of the repairs, and cover the closing costs. In many cases, you can even leave unwanted furniture behind.
Just be prepared to take a significant financial loss for the ease of being able to walk away and leave the work to someone else.
Property investors typically aim to offer about 70% of a home's after-repair value — what they think they'll sell it for after fixing it up — minus repair costs. And recent Redfin data shows that investors typically resell homes for about 55% more than they pay.[1]
"Most of the time, it makes more sense to work with an agent," says Charles H. Chandler III, CEO and co-founder of My Tennessee Home Solution. "If someone just wants to skip out on agent fees, I would not recommend calling an investor because offers will be lower than just what the agent fees are." This is especially true given the emergence of low commission brokerages that are changing the standards for realtor fees.
However, Chandler says working with an investor can be the right move when "someone wants to close quickly and needs some creative solutions to get a house sold." He also points to inherited properties as a common use case: "It is a much quicker sale and investors typically let you leave everything behind in the house."
How HomeVestors works
Here's what to expect when selling your home through HomeVestors:
- Complete an online form to book a no-obligation home review.
- Confirm your details with the company. Then, your local branch will reach out to schedule a walkthrough.
- Once the walkthrough is complete, you’ll receive a cash offer — sometimes on the same day.
- You can accept the cash offer and move to the closing process or deny the offer and walk away.
- Close on your home in as little as three weeks.
To get a firsthand look at how the process works, we sent a homeowner in suburban New York City through the HomeVestors experience as a secret shopper.[2]
After calling in response to a mailer, our shopper had an appointment scheduled within a week. The evaluator arrived on time, professionally dressed in a company-branded shirt, and carried a checklist during the home tour. "Before the home tour, we sat down to talk briefly about why I wanted to sell, when I was hoping to move, and what I was looking for in terms of an offer," our shopper reported.
Our shopper noted that the rep was surprisingly transparent about the tradeoffs, "telling me I would probably get more money if I were to sell it the traditional way using a real estate agent." However, he also emphasized the convenience of a cash sale with no contingencies, no inspection, and no risk of financing falling through.
Within 15 minutes of completing the walkthrough, the evaluator presented a written offer for $301,200, which was more than $100,000 off from the listing range of $400,000–469,000 that two independent realtors had suggested.
Once the offer was on the table, there was little room for negotiation. "I gave them an opportunity to come back with a better number, but they were unwilling to do so," our shopper reported.
While our secret shopper ultimately declined the offer, she gave HomeVestors high marks for their professionalism and communication, noting that there was no pressure from her local rep to move forward: "He was very gracious. He said he understood, and in no way tried to talk me into accepting it."
How much does HomeVestors pay?
In our secret shopping exercise, our homeowner's 1,200-square-foot Cape-style home in suburban New York City received an offer of $301,200 from HomeVestors. Two local realtors independently ran comparative market analyses and estimated a listing price of $434,500 — suggesting the HomeVestors offer came in at roughly 69% of estimated market value.
Even after accounting for an estimated $33,000 in closing costs and commissions on a traditional sale, our shopper would have netted about $401,500 with an agent — approximately $100,000 more than the HomeVestors offer.
This gap is fairly typical of how cash investors approach pricing. Clever Real Estate's survey of over 700 real estate investors found that flippers offer a median purchase price of 67.5% of a home's after-repair value. Most use some version of what's known as the 70% rule, which says to estimate the home's after-repair value based on comparable home sales in the area, multiply that number by 70%, and subtract the projected repair costs to arrive at the offer price.
That said, investors may adjust ARV up or down based on the condition of the property, the areas it's in, and what they plan to do with it (i.e., flip it or rent it out).
"We typically look to acquire properties at least with 25% equity," says Chandler, who has purchased more than 300 homes in and around Nashville. "We determine the resale of the property, then multiply that resale value by 75% and then deduct the renovation cost. That final number gives us our offer amount."
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Request Cash OffersHomeVestors fees and other costs
There’s no upfront cost to seek an offer from HomeVestors, and the company doesn’t charge any fees or commissions. The cash buyer also covers closing costs.
However, these costs will be baked into the offer price, along with the estimated renovations cost and the investor's desired profit margin.
What types of homes does HomeVestors buy?
HomeVestors specializes in purchasing homes that most buyers won't. This includes houses that are distressed, structurally unsound, located in flood zones, or occupied by tenants. Some franchisees may also purchase multi-unit and commercial properties. However, mobile homes on leased lots may not be eligible for an offer.
HomeVestors reviews and complaints
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1.3 | 27 |
| 4.7 | 2,974 | |
| Weighted Average: | 4.7 | 3,001 |
On the whole, HomeVestors reviews are mostly positive. The company has an overall average rating of 4.7/5 across 3,001 online customer reviews.
Positive reviews mention the professionalism of the company reps, who are described as honest, transparent, and accommodating.
However, your experience with HomeVestors will vary based on location. Reviews for certain branches point to questionable sales tactics, such as pressuring vulnerable customers to sell. Scattered reviews also mention low offers compared to competitors.
If you plan on working with HomeVestors, it's best to research your local branch to ensure they are reputable. You should also get offers from at least a few different companies to ensure the price and terms are fair. Our team has put together guides on the best cash home buyers in cities across the U.S.
✅ Quick and convenient process
Customers from multiple locations note that the process of selling to HomeVestors is surprisingly easy and hassle-free.
Working with Home Vestors was better than I thought it would be. It was seamless and effortless. They allowed us to close when we were ready and allowed for us to have an overlap in time from the sale of the house to the closing of our new house so we didn’t have to worry about finding somewhere to stay and move our belongings multiple times.
Easy process with no renovations, showings, or months of waiting. Homevestors is the best for As Is properties!
✅ Helpful in complex situations
Many sellers praise their local HomeVestors licensee for their flexibility and accommodation in difficult situations, such as when selling a home as is from out of state. Customers specifically mention flexible closing dates and the ability to leave unwanted furniture and other items behind.
After my mom passed away, I was overwhelmed with the responsibility of selling her home as-is. John G. and his team stepped in with compassion, professionalism, and care—and ultimately purchased the home as-is. They made the entire process smooth, fair, and stress-free during a very difficult time.
My family had a house in probate in Texas. We live in Florida. If it hadn't been for Kyle going above and beyond what we ever expected from someone we didn't even know, I don't think this sale would have ever happened. I can't thank you enough for a very fair purchase price and all the extra effort you put in to see it to the finish.
Their patience and assistance in dealing with the HOA, even offering an extension to the closing date while the issue was resolved, provided us with much needed relief from unnecessary anxiety as we were 1500 miles and several states away. Also, their cash offer was closely competitive with the net figure from an MLS listing, saving us the uncertainty and complications of showings and negotiations AND they took care of the final details of cleaning the home and even purchased the furniture from us, saving us the expense of moving and storing it.
✅ Fair offers and ethical treatment
Customers also note that they received fair offers and appreciated the honesty and integrity demonstrated by their service reps throughout the process.
We found them to be honest and responsive in their communications. They offered a fair price for our home. They were willing to work with our timeline regarding the closing. There were no hiccups in the process. They fulfilled all their contractual obligations on time, as required. They work with a capable team. We would not hesitate to work with them again.
These guys are the best. Not only was their offer more than good, they even gave me honest options I could do besides selling to them. Plus, I was able to rent the house I sold them for two months as I was closing on a new house. If you’re looking to sell for cash, use them, you will not regret it.
❌ Low offers
While many HomeVestors customers mention that offers are fair given their home's condition and the urgency to sell, others are less than pleased with their offers.
Offered me $60,000, and I laughed out loud! I told him I had already been offered $100,000. He said I’d better take it (and) run with a smirk. Well, I sold it for $110,000!
This is one of the companies that will reach out to homeowners unsolicited and make them ridiculously low offers for properties that are skyrocketing in value. I gave them about 3 minutes of my time today and it was the worst possible use of those 3 minutes because they offered me LESS than what I paid for the property.
❌ Unwanted marketing
Another common complaint about HomeVestors is that the company sends homeowners repeated junk mail with unsolicited offers to buy their homes.
This company keeps mailing my grandmother when we have called multiple times to get them to stop. We have asked to be put on a do-not-contact list but get mail from them at least once a month. I will be filing a complaint with the FTC. If they are doing this to random people, who knows how they actually treat their customers.
As someone else put it, stop sending me junk mail. I’m not selling you my house.
Is HomeVestors legitimate?
HomeVestors of America, Inc. was founded in Dallas in 1996 and maintains an A+ rating with the BBB.
Although HomeVestors (more popularly known as "We Buy Ugly Houses") has been a prominent cash-for-homes company for nearly three decades, recent years have brought significant scrutiny.
A 2023 ProPublica investigation found that some franchisees exploited vulnerable homeowners — particularly the elderly and those facing financial hardship — to acquire properties under questionable circumstances.[3]
For example, home seller Maria Jimenez reported feeling pressured by her local franchise to sell, stating they warned her that the city might take her home if she didn't agree to the sale — just a day before a social worker was scheduled to assist with code violations.[4]
The fallout prompted CEO David Hicks to step down, and the company has since cycled through leadership. Joshua Waltzer now serves as CEO.[5]
In 2024, HomeVestors introduced reforms including revised training materials, an anonymous reporting platform for franchisees, and a three-day opt-out period for sellers.[6]
However, questions about franchise oversight persist. In May 2025, former top-performing franchisee Charles Carrier pleaded guilty to federal wire fraud after running a Ponzi-like scheme through his Dallas franchise that defrauded approximately 80 investors of nearly $40 million. HomeVestors terminated his franchise in October 2024 and reported him to the FBI, but investors have questioned why the scheme went undetected for nearly two decades.[7]
That said, our secret shopping experience painted a rosier picture of HomeVestors' day-to-day professionalism and transparency, with our shopper noting that "the person I met with was honest and upfront about how the company works." As with any franchise, your experience will depend heavily on your local operator — always vet their reviews and track record before signing a contract.
Top HomeVestors alternatives
HomeVestors is one of the most recognizable cash home buying brands in the nation. However, it's important to shop around to ensure you're getting a competitive offer. Doing so gives you negotiating leverage and improves your chances of getting a better deal.
What to look for when selling to a cash buyer
Selling to a cash buyer can be a smooth, low-stress experience — but the industry also has its share of bad actors. Igor Avratiner, who has been investing in real estate since 2007, offers several concrete tips for protecting yourself.
- Find out if you're dealing with the end buyer. Some companies that present themselves as direct buyers are actually wholesalers — they'll put your home under contract and then sell that contract to another investor for a profit. "Some are really professional and transparent about it," Avratiner says, "but unfortunately I've seen a lot that hold themselves out to be the end buyer but actually aren't." Wholesaling adds another party to the transaction, and there may be loopholes that let the investor out of the contract if their buyer falls through, so it helps to know what you're dealing with upfront.
- Ask for proof of funds. Any serious cash buyer should be able to provide documentation showing they have the money to close. Avratiner says he often provides this without being asked.
- Read the contract carefully, especially the contingencies. Avratiner tells the story of a seller who turned down his $50,000 offer in favor of a competing offer for $90,000 — only to have that buyer cancel 40 days later and come back with a $35,000 offer. When the seller showed Avratiner the contract, it contained a clause allowing the buyer to cancel at any time for any reason. "That contract wasn't worth anything," he says. His own contracts contain no such contingencies.
- Make sure there's a meaningful earnest money deposit. A deposit gives the buyer skin in the game. Avratiner typically puts down 1–2% of the sale price, though he's flexible for sellers who want more assurance. "We've had people say, 'I need you to put down $20,000 because if you back out, this is going to jam me up.' And we'll do that."
- Be cautious if the buyer won't see the property first. A buyer who makes a firm offer without visiting the home — or who sends an inspector out after the contract is signed — may be setting up to renegotiate later. "All this due diligence should be done before we sign a deal," Avratiner says.
📍HomeVestors locations
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FAQs
How do 'we buy houses' companies work?
Most companies that buy houses for cash are professional real estate investors who purchase properties, fix them up, then resell or rent them out for a profit.
- 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).
- Because investors usually pay with cash, they can close faster than retail buyers who need approval from a lender. Some can close in as few as 2-3 days after making an offer.
- Buying complicated properties fast carries a lot of risk, so investors typically pay less than you'd net on the open market to ensure they don't end up losing money on the deal.
- This tradeoff can be worth it if you need speed and certainty or can't sell your home on the open market.
But cash investors aren't always your best or only option. We suggest trying an offers marketplace like Clever Offers, which brings you competing cash offers and other sell-fast solutions to compare so you get the best price and sale outcome.
Should I sell to a company that buys houses for cash?
Consider a cash home buyer company if you're selling a house that needs major repairs, has complicating factors (e.g., title problems, liens, tax issues), or are under pressure to sell your house fast because of pre-foreclosure, financial issues, or unexpected life changes.
If you need to sell fast and have a newer, well-maintained house, you may want to look into an iBuyer or Buy-Before-You-Sell (aka bridge loan) service, if they're available in your area. iBuyer and Bridge Loan services may help you get a higher price without sacrificing speed and certainty.
If you have a more flexible selling timeline, it’s worth finding a real estate agent to get a free comparative market analysis so you know what you could get for your home on the open market. Listing with an agent means less control over timing, but will generally net you the most money in the end — even if you're selling a house as-is.
