HomeVestors — known for its slogan, We Buy Ugly Houses — is a national cash home buyer with over 1,000 locations across the US.
Selling to HomeVestors may earn you less than a traditional sale, but the cash buyer’s process makes it easy to sell fast without paying for repairs, commission, or closing costs.
Each franchise is independently owned, so customer experiences vary. Some report lowball offers and tough negotiations, while others praise the professionalism and smooth process.
The bottom line: HomeVestors offers a fast, easy home sale but typically at a lower price. For a better deal, compare multiple cash buyers or work with a realtor.
To compare offers from cash buyers and get the best price, try Clever Offers. This free service lets you review multiple offers from both national and local buyers, helping you sell quickly and for top dollar.
HomeVestors highlights
- HomeVestors (commonly known as 'We Buy Ugly Houses') is one of the nation's largest house flipping companies, with more than 1,000 independently owned franchises across the U.S.
- With HomeVestors, you can typically get a same-day offer following an initial home inspection and close in as little as 1–3 weeks
- Offers vary by property, but as a general rule, investors pay ~70% of a home's after-repair value (AVR), minus repair costs
- There are no additional services fees or closing costs when selling to HomeVestors
- The company maintains an overall average rating of 4.56/5 (2,588 reviews), but ratings vary by location
Who does HomeVestors work best for?
HomeVestors works best for people who need to sell their homes quickly and as is. You may want to consider this type of company if you:
- Need to move on a tight timeline
- Face foreclosure or other financial issues
- Want to sell an inherited home
- Don’t have time or money for home repairs
- Own a rental property with problematic tenants
People who are selling to an investor are often doing so because they are in a difficult situation or need to move quickly. In this 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.
However, for those not in a hurry to sell, working with a realtor will almost always net you more money. For example, research from 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 — even when listed as is.[1]That's after accounting for realtor fees, which average 5–6% of the home sale price.
Get competing offers from trusted cash buyers in your area, plus an expert realtor's opinion of your home value. Clever Offers is free to home sellers, and there's no obligation to move forward with an offer or listing. Simply tell us about your property, and we'll do everything we can to get you the best possible price for your home.
HomeVestors reviews and complaints
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1.5 | 37 |
| 4.6 | 2,551 | |
| Weighted Average: | 4.6 | 2,588 |
HomeVestors garners generally positive customer reviews and has an average rating of 4.56/5 across 2588 online reviews.
Most customers have positive experiences with HomeVestors. Reviews mention the professionalism of the company reps, who are described as honest, transparent, and accommodating.
However, reviews for certain branches points to questionable sales tactics, including pressuring vulnerable customers to sell. Scattered reviews also mention low offers due to inflated repairs estimates and deals falling through at the last minute.
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.
- ✅ Good Communication (63% of reviews)
- ✅ Smooth Process (51% of reviews)
- ✅ Hassle-free Sale (41% of reviews)
- ✅ Flexible and Accommodating (24% of reviews)
- ✅ Competitive Offers (24% of reviews)
- 🟡 Disappointing Offers (3% of reviews)
- ✅ Professional and Ethical Treatment (70% of reviews)
- 🟡 Questionable Ethics (4% of reviews)
- 🟡 Unsolicited Offers (4% of reviews)
In-depth HomeVestors review
Service quality
🔑 Key points
- HomeVestors offers a streamlined process, providing fast cash offers, flexible closing dates, and the ability to sell your home in its current condition
- Seller reviews reflect mostly positive experiences, particularly around the fast, efficient transactions (mentioned in 51% of reviews) and hassle-free process (mentioned in 41% of reviews) — allowing them to sell as is
- Sellers also appreciate the strong communication from staff (63% of reviews), as well as flexibility and accommodation they are shown given their circumstances (mentioned in 24%
- Customer experience varies somewhat by location
The HomeVestors network offers decent service quality for its customers and makes offers on the same day as a home inspection. Many sellers, like Sandy M. from Chicago, praise their local HomeVestors licensee for a smooth and accommodating selling process.
Customers also mention flexible closing dates and ability to leave unwanted furniture and other items behind.
- "The whole process was simple and moved fast."
- "I highly recommend We Buy Ugly Houses if you need to sell a home without a lot of repairing."
- "John and Corrine were very patient and professional dealing with my situation."
- "They were extremely flexible with their closing date as the closing of our new home kept getting pushed back due to construction delays."
- "We had some furniture in the house that was unwanted. John and Sharon said they would handle this for us so we could get back to South Carolina."
- "There was no rush, they were very flexible with closing date."
Customers appreciate the transparency demonstrated by HomeVestors representatives, who thoroughly explain the process — including how they arrive at their offers.
- "Walked me through the entire process and always kept me informed as to what was next."
- "They were informative, transparent, professional"
- "He has exceptional integrity and is a very honest property buyer."
However, your experience with the cash buyer will vary based on location. Each office is an independent business, and reviews indicate that some branches take better care of customers than others.
For example, Charline O. praised HomeVestors' Dallas franchise for a fair offer and easy process, while Greg reported a low offer and theft of personal property from the Greenville Ave. branch.
Offer quality
🔑 Key points
- HomeVestors makes offers on homes in any condition
- Offer quality varies by location and franchise
- 24% of reviews mention competitive offers
- Some customers (3%) complaining of lowball offers or offers that are rescinded at the last minute
Most real estate investors, including HomeVestors, pay less than 70% of a home’s after-repair value (ARV) minus repair costs. Our own survey of over 700 real estate investors found that they typically aim to offer between 65% to 70% of ARV, with a median offer of 67.5%.
To put it in perspective, a real estate investor won’t offer more than $120,000 for a home valued at $200,000 that needs $20,000 in repairs. After completing the repairs, they could sell it at full market value, aiming for a $60,000 profit.
However, the actual offer you receive from HomeVestors is up to the discretion of your local franchise.
Kevin H. from Orlando reported selling his home to HomeVestors for a price competitive with the net figure from a comparable MLS listing. At the same time, Todd T. from Dallas claims his franchise tried to lowball him with unreasonable repair costs.
HomeVestors also wholesales many of its investment properties, which means it doesn't purchase homes outright. Rather, it gets a seller under contract and then resells the contract to another house flipper. This strategy incentivizes franchise owners to make below-market offers to maximize the profit potential for them and the end buyer. It can also put home sellers at risk of a deal falling through if the HomeVestors rep can't find another buyer to purchase the contract at a higher price.
For example, Ricky L. from Dallas said he had a deal lined up with HomeVestors, only for them to back out at the last minute, leaving his family in financial trouble.
Credibility
🔑 Key points
- Some branches have been reported for using questionable or aggressive sales tactics
- A recent ProPublica report exposed these questionable dealings among HomeVestors franchisees
- The company changed training policies to curb future issues
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 two decades, a 2023 ProPublica investigation harmed its reputation.
The report revealed that a Los Angeles franchise allegedly exploited vulnerable homeowners, particularly the elderly, disabled, and those facing financial difficulties, to acquire properties under questionable circumstances.[2]
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.[3]
Since the investigation’s release, HomeVestors informed ProPublica that it changed company training policies to avoid similar issues in the future.[4] The long-term effects of these changes are yet to be seen.
How does HomeVestors work?
If you’re thinking about selling to HomeVestors, here’s what the usual process looks like:
- Start the process by requesting a consultation via an online form or direct phone call.
- After confirming details about your home, you’ll hear from your local franchise to schedule a walkthrough (typically within 24-48 hours of first contact).
- During the walkthrough, a HomeVestors representative will evaluate your home for potential repairs and make an as-is cash offer.
- You'll then receive a purchase agreement and can choose to accept or deny the offer.
- If you accept the offer, you can choose a closing date in as few as three weeks (or take longer if needed).
We recommend being present for the walkthrough and asking questions about whether the investor intends to wholesale the property (which may result in a lower offer) and if you can back out if you find a better offer.
You should also consult a trusted real estate professional or legal help to review any documents before signing. This precaution will help you avoid any complications during the process.
HomeVestors vs. alternatives
HomeVestors is one of the most recognizable cash-buying networks in the nation. Still, it ranks lower than many alternatives due to the recent hits to its reputation and the potential for bad deals.
If you want to get the most out of your home from a cash buyer, consider looking into these options instead.
Type
Offer Rating
Time to Close
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.
Type
Offer Rating
Time to Close
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.
Type
Offer Rating
Time to Close
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.
Type
Offer Rating
Time to Close
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.
Key questions to ask before working with We Buy Ugly Houses
How is my offer calculated?
Cash buyers, including HomeVestors typically offer between 65% and 70% of a home's after-repair value (ARV). For example, if a home is worth $200,000 after $20,000 in repairs, a real estate investor might offer around $120,000. However, actual offers can vary widely based on factors like:
- The estimated time and cost of repairs
- Local demand from buyers or tenants
- Liens or unresolved title issues
- Challenges like problem tenants
- Whether an in-person walk-through is possible
To ensure you’re getting a fair offer, ask the company how they calculate their percentage of ARV and what you can expect. Additionally, consider getting a comparative market analysis (CMA) from a realtor to better understand your home’s fair market value. This knowledge can help you evaluate whether a cash offer is reasonable.
Is my home being flipped or wholesale?
When selling to HomeVestors, it’s important to know if your home will be flipped or wholesaled.
- Flipping means the company will invest in renovations and resell the property, often making the deal more secure since they’re using their own capital.
- Wholesaling, on the other hand, involves the company assigning the purchase agreement to another buyer. This adds risk, as the deal relies on a third party. If the secondary buyer backs out, your sale could fall through at the last minute, potentially leaving you without a backup plan.
To protect yourself, ask whether the company plans to buy your home directly or wholesale it to another buyer. Get a clear timeline for the sale and determine what happens if the wholesale buyer backs out. You can also consult a real estate attorney to review the terms and ensure your interests are protected.
What is the timeline for closing?
If you’re selling under urgent circumstances—like avoiding foreclosure, relocating for a job, or settling an estate—it’s essential to know whether their timeline meets your needs.
Confirm how long the process will take and ask about potential delays that could arise. While HomeVestors typically closes in about three weeks, other cash home buyers advertise faster timelines, such as 7–14 days.
Ask about any factors that might extend the closing period, such as required inspections, outstanding liens, or title issues. If you need to sell quickly, clarify what steps the buyer can take to speed up the process or whether faster options are available, even if it means accepting a slightly lower offer.
Ultimately, the expected closing timeframe should align with your goals and circumstances. If timing is critical, explore other cash buyer options that may offer quicker closings or consider working with Clever Offers to compare multiple offers to find the one that best fits your timeline.
What are the terms of the contract?
Review the purchase agreement carefully for any clauses affecting you after the sale. These could include requirements like moving out by a certain date, paying unexpected costs, or leaving certain items in the home. Pay extra attention to terms about repairs, as the company might add deductions after an inspection.
Watch for conditions that let the buyer cancel the deal, such as needing to assign the contract to another buyer or secure financing. These can lead to delays or even cause the sale to fall through.
To avoid surprises, have a real estate attorney or trusted professional review the agreement. They can help you spot potential issues, explain the terms, and make sure you understand your responsibilities before you sign.
Methodology
We evaluate each company that buys houses for cash based on four core criteria:
- Customer reviews
- Service quality
- Offer quality
- Credibility
Customer reviews
Our review analysis process includes gathering all verifiable customer reviews from 3rd party sites such as BBB, Google, Consumer Affairs, TrustPilot, and Yelp.
In addition to tallying total review counts and average customer ratings, we used AI to identify positive and negative themes related to our remaining core criteria:
- Offer quality: Whether customers are pleased or disappointed with the amount of money offered for their homes
- Service quality: Measures the ease and convenience of the process, as well as the level of support provided throughout
- Credibility: The degree to which customers report being treated professionally and ethically vs. reporting a lack of integrity on the part of the company or its representatives
To ensure an accurate depiction of the customer experience, we run every review through AI to check for mentions of each theme and tally the percentage of mentions across the entire review set.
Service quality
Customer experience. We rely on secret shopping and fact-checking interviews with company representatives to look for indicators that the company is professional, communicative, customer-focused, and ethical in its dealings with customers.
We verify this information against customer reviews and interviews with past customers or professionals (realtors, former employees) who have had direct experience working with the brand.
Offer quality
Price. While nearly all cash buyers pay less than market value for homes, we look at how competitive the company's offers are compared to similar companies.
Purchase criteria. We also examine the company's purchase criteria to see how flexible and accommodating they are in making offers. Companies that offer a fair price for homes that other buyers won't purchase can still receive a high rating for offer quality.
Credibility
Trust signals. We look at how long the company has been in business, the number of verified customer reviews it has, how willing the company was to answer questions about their business model when we contacted them, and how easy it is to find detailed information on their website — including the names and contact details of specific team members.
We also look at customer reviews indicating whether the company acts with honesty and integrity in their business dealings.
