7 Best Companies to Sell Your House Fast

Andrew Whytock's PhotoKaty Byrom's Photo
By Andrew Whytock & Katy Byrom Updated December 6, 2023

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Best way to sell fast | Sell to a cash buyer | Sell to an iBuyer | List on the open market | Use a trade-in service | Tips to sell your house fast | Companies near you

If you need to sell your house fast, you can use a cash home buyer, an iBuyer, or a home trade-in service. These companies can give you an offer within days and help you close quickly, sometimes in as little as 1–2 weeks. Here are our top picks for companies that will buy your house fast for cash.

7 best companies to sell my house fast for cash

Company Customer Rating Type Best for Service Fee Time to Close
Best overall
5/5 (3,162 reviews)
Cash offer network
Comparing multiple offers
None
Varies by offer type
Learn More
On listwithclever.com
4.2/5 (3,801 reviews)
iBuyer
Quick closing and reasonable fees
5%
14–60 days (flexible)
Learn More
4/5 (2,767 reviews)
iBuyer
Convenience over sale price
5%
8–90 days (flexible)
Learn More
4.7/5 (2,323 reviews)
Home trade-in
Solid trade-in option
1.9% service fee + 6% brokerage fee
14–60 days (flexible)
Learn More
4.4/5 (1,356 reviews)
Franchise cash buyer
Good for an as-is home sale
None
3 weeks
Learn More
4.5/5 (3,135 reviews)
Franchise cash buyer
Hard-to-sell homes
None
7–14 days
Learn More
4.8/5 (834 reviews)
Home trade-in
Good for an older home
2% + loan origination and realtor fees
Varies
Learn More
Best overall

Clever Offers

Learn More
On listwithclever.com

Offer Rating

Excellent

Service Fee

None

Time to Close

Varies by offer type

Editor's take

Overview

Locations

Clever Offers takes all the hassle out of finding cash offers and increases your chances of selling your home for top dollar. 

It's a great fit for sellers who want to sell quickly but don't have time to track down cash offers. Clever will seek multiple offers on your behalf — including lesser-known options like novation agreements and seller financing — and encourage each buyer to offer their best price to secure the deal.

If you choose, you can also get matched with a real estate agent for a professional home valuation. That way, you can compare offers against a realistic sale price.

Once you decide on an offer, Clever stays with you through the process to answer any questions and ensure the buyer follows through.

Pros

  • You get multiple cash offers on your home — for no added fees or commissions.
  • You don't have to track down reputable cash home buyers. Clever has already vetted the investors.
  • You have a dedicated point of contact to connect you with investors and walk you through the offer process.

Cons

  • Clever won't buy your house from you.
  • Some deal types (like novation agreements and seller financing) may have longer closing times.
  • Cash offers will likely be less than what you'd get selling with an agent.

Clever Offers matches you with fully vetted cash buyers in your area. Through this free service, you get to choose from multiple cash offers so you can get the best price within your timeline.

How it works: You submit a short online form, then a Clever Offers concierge reaches out to gather information on your property and discuss your options. You also get matched with a licensed agent who can provide a home valuation, which is useful in negotiating cash offers.

Our concierge then finds motivated cash buyers in your area. Once we fully vet the cash buyer to ensure they're serious about buying, we introduce them to you. You can schedule a call with the buyer whenever it's convenient.

You can continue to request more cash offers as often as you'd like. Once you're ready to move forward with a buyer, our concierge lets the other buyers know.

Clever Offers is available nationwide.

Quick closing and reasonable fees

Opendoor

Learn More
On listwithclever.com

Offer Rating

Average

Service Fee

5%

Time to Close

14–60 days (flexible)

Editor's take

Overview

Locations

Opendoor is a good option for home sellers who need a fast, predictable sale with minimal hassle. Its offer might be slightly below the value of comparable homes on the open market, but the difference might be worth it for people who value convenience and speed.

Pros

  • The 5% service fee is lower than some competitors charge.
  • Many customer reviews rate the company highly.

Cons

  • Offer prices may vary by market.
  • You have a limited ability to negotiate.
  • Buyers may find Opendoor's repairs insufficient.

Opendoor is an iBuyer that uses technology to make fast cash offers on homes.

To sell your house to Opendoor, you can:

  • Enter your address online and answer a few questions about your property
  • Receive a free estimate
  • Set up a free home condition assessment
  • Get a no-obligation cash offer
  • Choose a closing date

Opendoor is available in 56 major markets in AL, AZ, CA, CO, DC, FL, GA, ID, IN, KS, MA, MI, MN, MO, NC, NJ, NV, NY, OH, OK, OR, SC, TN, TX, UT, VA, and WA.

Most flexible closing date

Offerpad

Learn More
On listwithclever.com

Offer Rating

Average

Service Fee

5%

Time to Close

8–90 days (flexible)

Editor's take

Overview

Locations

Offerpad is a good choice if you need a fast cash offer and a specific closing date. Of all the iBuyers, Offerpad has the most flexible closing (8–90 days). It's also a good choice if you could use one of its perks, like a free local move or a free three-day stay after closing.

Pros

  • It has a longer closing window than competitors.
  • The late checkout option gives sellers up to three days to move out after closing.
  • You can access additional services, such as free local moves within 50 miles.

Cons

  • There's a 1% cancellation fee if you back out of the sale.
  • Its offers are less than what you could get on the open market.

Offerpad is an iBuyer operating in more than a dozen states. It can make a fast, no-obligation cash offer on your home and has a flexible closing date of 8–60 days. The offers are better than what you’d get from most other cash buyers, although still below fair market value.

Offerpad also offers free local moves and has good customer service. However, its 5% service fee will significantly add to your closing costs, and it has strict criteria for eligible homes.

Offerpad is currently available in 24 major markets in AZ, CO, FL, GA, IL, IN, KS, MO, NV, NC, OH, SC, TN, and TX.

Solid trade-in option

Orchard

Learn More
On listwithclever.com

Offer Rating

Average

Service Fee

1.9% service fee + 6% brokerage fee

Time to Close

14–60 days (flexible)

Editor's take

Overview

Locations

Orchard is a solid option if you want to access your current home's equity to buy a new home. It's also a good option if you want to try selling for top dollar on the open market, but also have the peace of mind a backup cash offer provides.

However, Orchard only accepts homes built between 1920 and 2020 and worth between $200,000 and $1 million (or $1.5 million, depending on the market).

Pros

  • You can use Orchard's Offer Boost program to make a cash offer on a new home.
  • If your home doesn't sell in 120 days, you can accept Orchard's guaranteed cash offer.
  • Orchard offers interest-free funding for home improvements.

Cons

  • Orchard's combined brokerage and service fees are higher than what you'd pay an iBuyer or realtor.
  • Orchard's cash offer will likely be much lower than what you'd get on the open market.

Orchard Real Estate is a home trade-in service, meaning it can front you the money to make a cash offer on a new home before you sell your old one. If your old home doesn’t sell within 120 days, you can then accept Orchard’s guaranteed cash offer.

This business model gives you the security of having a backup offer if your home doesn’t sell on the open market. But Orchard’s cash offers tend to be low, and it has high standards for the homes it accepts.

Orchard operates in these locations:

  • Colorado: Denver
  • Georgia: Atlanta
  • Texas: Austin, Dallas–Fort Worth, Houston, San Antonio
Good for an as-is home sale

We Buy Ugly Houses

Learn More
On listwithclever.com

Offer Rating

Poor

Service Fee

None

Time to Close

3 weeks

Editor's take

Overview

Locations

We Buy Ugly Houses has a better reputation than most individual cash buyers, but your experience can vary based on the quality of the local franchise. While We Buy Ugly Houses can close in as little as three weeks, it pays far less than fair market value.

Pros

  • You're selling to a trusted, nationally recognized brand.
  • You don't have to spend time or money on repairs.
  • You can close in as little as three weeks.

Cons

  • Service quality varies between franchises.
  • You'll likely sell for much less than you'd get on the open market.

We Buy Ugly Houses purchases homes as is. It provides a convenient solution for sellers who have homes in poor condition or need to sell quickly.

The company stands out from competitors because it’s available in many locations across the US.

HomeVestors has 1,000+ independently operated franchises across 46 states and Washington, DC.

Decent for an as-is home sale

We Buy Houses

Learn More
On listwithclever.com

Offer Rating

Poor

Service Fee

None

Time to Close

7–14 days

Editor's take

Overview

Locations

Selling to We Buy Houses is likely a better choice than selling to a private investor. We Buy Houses vets all its investors and gives them an exclusive license to operate in its territory, so investors who use the brand name have an incentive to work hard to maintain their advantage.

Pros

  • You can close in just seven days.
  • You don't have to pay for repairs.
  • You're selling to a vetted, reputable real estate investor.

Cons

  • There's little to no room for negotiation.
  • Individual investors have different strategies, so they may value your home differently.
  • Licenses are exclusive, so there will be only one We Buy Houses option in your area.

We Buy Houses is a nationally recognized brand with a strong track record in the industry. It accepts homes as is, so you don’t need to worry about making repairs, cleaning, or upping your home's curb appeal. Plus, you can close fast, sometimes in just a week.

Like many of its competitors, We Buy Houses is essentially a house flipper. Offers are lower than what you’d get on the open market with a real estate agent, and there’s little room to negotiate. Because it’s a franchise company, service quality can vary between local offices.

We Buy Houses operates in 200 markets in over 30 states.

Good for an older home

Knock

Learn More
On listwithclever.com

Offer Rating

Average

Service Fee

2% + loan origination and realtor fees

Time to Close

Varies

Editor's take

Overview

Locations

Knock allows you to purchase a new home before selling your old one. You list on the open market with a traditional real estate agent, and Knock covers your old mortgage until your home sells. But you still have to pay back the money, and costs can add up fast if your home sits on the market.

Pros

  • You sell on the open market, potentially receiving offers above fair market value.
  • You get a $35,000 advance for home repairs before selling.
  • Compared to competitors, Knock accepts older homes (built after 1930).

Cons

  • Fees can add up quickly, especially if your home sits on the market.
  • You'll have multiple points of contact rather than one dedicated agent.
  • To take advantage of the program, you need to have a fair amount of equity in your home.

Knock is a home trade-in service, which allows you to use the equity in your current house to buy a new home before you sell. It can even advance you $35,000 for repairs to increase your home's curb appeal and cover your mortgage payments until your house sells.

However, fees quickly add up, especially if your home sits on the market for a long time. You also work with a team instead of one dedicated real estate agent, so you may have to do more work yourself to sell your house. Knock has a guaranteed cash offer in case your home doesn’t sell, but it'll be lower than what you'd get on the open market.

Knock operates in select cities in these states: AZ, CA, CO, FL, GA, IL, MD, MI, MN, NC, OR, SC, TN, and WA.

What's the best way to sell my house fast?

According to JC Young, a top listing agent and author of several real estate books, the best way to sell your house fast depends on your situation.

For example, in a divorce where the parties prefer minimal communication, a quick home sale to an iBuyer could be a good option.

If you have a distressed property or a home facing foreclosure, you might have trouble selling on the open market. In these cases, it makes sense to find a cash buyer willing to purchase your home as is.

If you need to time your home sale with a new home purchase, you could use a home trade-in service. This service helps you use your current home's equity to buy before you sell so you can avoid having two mortgages.

"There are many ways to sell your house," says Young, "and many of those ways will sell your house quickly." She advocates sitting down with a real estate agent to review different selling options side-by-side. That way, Young suggests, "you can determine which would be best for you, and which you'd prefer to have based on what you will net."

Sell to a cash buyer

Pros

  • You can close in as little as 7 days.
  • You don't need to worry about repairs or home prep.
  • There's less risk of your deal falling through.

Cons

  • You'll likely sell for less than you'd get on the open market.
  • Some cash buyers pressure people into sales.
  • There's little room to negotiate the offer.

If your top priority is simply getting out from under your mortgage, a cash buyer can help you do it. Cash buyers can purchase your house quickly, and they're often willing to buy homes that wouldn't sell otherwise, including those with major issues like water damage or cracked foundations. 

But these companies are real estate investors. They buy distressed properties to resell them for a profit, so they pay as little as possible.

We talked to one homeowner who sold her house to HomeVestors (also known as "We Buy Ugly Houses") for $60,000. Because the market conditions were so favorable at the time, the company sold the house two months later for $116,000 with minimal repairs.

The homeowner got the speedy sale she wanted, but with a little extra time she could have sold for $56,000 more!

Selling to a cash buyer may make sense if you're facing foreclosure, your property is badly distressed, or you're dealing with bad tenants. However, we highly recommend getting multiple offers from different cash buyers before you accept one. This will give you more negotiating power and ensure that each company brings its best offer forward.

How does selling to a cash buyer work?

Companies that offer cash for your home typically look for bargain properties they can flip for a profit after making repairs and updates.

Here’s how a typical transaction works:

  • Request an offer. Most companies collect basic information about your home through an online form or over the phone. In some cases, you receive an initial estimate of your cash offer within 24–48 hours.
  • Complete an inspection. A third-party inspector or company representative completes an on-site inspection. The company adjusts your final offer to account for repair costs.
  • Accept the offer and close. If you accept the company's final offer, you sign a purchase agreement and schedule your closing date. Unlike buyers who require lender financing, companies offering cash can move quickly. You could close and receive a payout within 7–10 days.

Sell to an iBuyer

Pros

  • You can close in two weeks or less.
  • You don't need to prep your home, negotiate, or prepare for showings.
  • The iBuyer usually provides a contractor for repairs.

Cons

  • An iBuyer's initial offer is often much lower than the final offer.
  • You typically can't negotiate the sale price.
  • You usually pay at least 5% in service fees.

If you have a home in fairly good condition, an iBuyer can help you sell your home in under two weeks and generally pay a lot closer to market value than a cash buyer.

Unlike cash investors, who seek distressed properties they can flip for a hefty profit, iBuyers typically opt for homes in fairly good condition that are comparable to others selling in the area. That means they buy homes with a typical lot size (no bigger than 1.5 acres) and a price point that falls within a given range for the metro.

iBuyers currently operate in only about half of the US. They mostly stick to major cities with healthy real estate markets and a higher concentration of residential homes for sale.

To boost their earnings, iBuyers typically charge services fees of about 5% of the purchase price. But these fees can climb to 10% or more depending on the amount of prep work the home needs and how long the iBuyer thinks it'll take to resell.

How does selling to an iBuyer work?

Each iBuyer has slightly different purchase requirements. Most iBuyers choose homes that are owner-occupied, built after 1930, and need only minor repairs and updates.

You can submit your information for free. And in most cases, you receive an offer (or rejection) within 24–48 hours — with no obligation to commit.

Here's how selling to an iBuyer typically goes:

  1. Request a preliminary offer. You visit an iBuyer's website to submit your property information via an online form. You receive a response within two days.
  2. Get an inspection. If your property is eligible, the iBuyer conducts a video or on-site inspection to verify your home's condition.
  3. Review the final offer. After the inspection, the iBuyer presents a revised offer that includes deductions for any needed repairs. Generally, repairs are 1–2% of the purchase price and can't be negotiated.
  4. Choose your closing date. If you accept the revised offer, you sign the purchase agreement and pick a closing date. Most iBuyers offer a flexible closing window. You can often close in 1–2 weeks or up to 30 days or more. You receive the funds either on closing day or several days after.

» MORE: The best iBuyer companies

List your home on the open market

Pros

  • You'll likely receive more money for your home.
  • You have an agent to represent you in negotiations.
  • Your agent can give you a free home valuation so you know how much your home is worth.

Cons

  • Your home may take longer to sell.
  • You pay 4–6% in real estate agent commissions.
  • You may need to repair or clean your home to get it market-ready.

If you want to sell fast for the most money, consider selling on the open market. Although the median days on market (from listing to close) for all homes is 69 days, it's possible to sell much faster.

JC Young, who has nearly a decade of experience selling homes in Austin and North Texas, says that if a buyer brings cash, "closing can happen as soon as two days after they get the title work and HOA documents — or seven to ten days total."

Young notes that many buyers also get fully underwritten by their lenders before submitting offers, allowing them to close 14–17 days after signing the contract — about the same amount of time it takes to sell to an iBuyer.

If you need to sell quickly, the right real estate agent will adjust their approach to expedite the process.

A realtor may even suggest pursuing multiple tactics to ensure a faster closing, like soliciting cash offers from third-party buyers and using an iBuyer as a backup. Some local real estate agents will even guarantee the your home sale by offering to buy it themselves if it doesn't sell otherwise.

Want to find top-performing real estate agents near you? Answer these five questions to get matched with local agents who work for just a 1.5% listing fee. Compare agents from the top discount companies and major brands like Keller Williams and RE/MAX.

Use a trade-in service to buy before you sell

Pros

  • You can control your move dates.
  • You don't have to pay two mortgages while you sell.
  • The trade-in company will buy your home if it doesn't sell within the listing period.
  • You can make a cash offer on a new home, making your offer more attractive to sellers.

Cons

  • You pay as much as 6% in service fees.
  • You may owe rent on your new home until your old home sells.
  • The company may require you to work with its agents or lenders.

A home trade-in service can help you sell quickly when moving from one home to another.

When you sell and buy a home, it's rare for the closing dates to match up perfectly. A study by Clever found that 74% of home sellers worry that their home will take too long to sell and 58% fear that the timing will cause their next home purchase to fall through. A trade-in service can ease these worries. 

These companies front you the money to buy a new house before you sell. Once you move out, they help you list your home on the open market, where it has the greatest chance of selling for top dollar. Most companies offer interest-free loans to cover minor repairs and improvements to help you maximize your home's selling potential.

If your home doesn't sell within the listing period (usually 3–4 months), the trade-in company purchases it for an amount that you agree upon up front. This backup cash offer is generally less than what you'd get on the market, but it gives you the assurance of a guaranteed sale.

Trade-in providers charge service fees of up to 6%, which is about the same as what you'd pay a realtor. Depending on the company, you might also have to pay rent on your new home until your old one sells. These fees and expenses are automatically deducted from your proceeds at closing.

How does buying and selling with a trade-in service work?

When you use a trade-in service, the process usually goes like this:

  1. Get qualified. The cash amount that you qualify for typically depends on how much equity you have in your current home.
  2. Find your new home. With your loan pre-approval in hand, you can make a non-contingent offer backed by the trade-in company's cash.
  3. Sell your old home. Depending on the company, it either acts as your listing agent or works with an agent you choose to prep, list, and sell your home.
  4. Settle your bill. Once your home is sold, the trade-in provider collects its service fee and other expenses, including overlapping mortgage payments or money you borrowed for repairs. Your new home's title is transferred to you at closing, along with any remaining profit.

5 tips to sell your house fast

  1. Get a great agent. A realtor who has experience in your local market can advise you on how to price your home and prepare it for the market to sell as quickly as possible.
  2. Seek a buyer with secure financing. Selling delays are often due to financing issues on the buyer's end. Look for potential buyers who are further along in the loan underwriting process, can pay all cash, or have an offer without many contingencies.
  3. Set a competitive asking price. Pricing a bit below market value can help your home move faster, but don't go too extreme. Pricing too low might cause buyers to think that there's a hidden issue with your home. Ask your realtor for a comparative market analysis to see what similar homes in your area are going for and set an appropriate asking price.
  4. Start your due diligence ahead of time and disclose issues. Order a home inspection before listing your property on the market. Be thorough with your seller's disclosure. Ask your agent to prepare a package of documents to send out to interested parties. Consider working with a title company before listing to resolve any issues that may delay the title transfer.
  5. Show your home in its best light. Remove personal items and deep clean before your showings to attract buyers. Realtor JC Young estimates that some homes in her North Texas market could sell for as much as 10–15% more with a modest $200–400 investment in cleaning services.

Find the best companies to sell your house fast by state

Many national services aren't available everywhere, so you’ll need to check which ones are in your area.

Local companies operating in one region or state may also be a good choice. These local buyers often have excellent knowledge of the local real estate market and may provide more personalized service.

Click on your state or city below to find companies near you that can buy your house fast.

FAQ about selling your house fast

What's the fastest way to sell a house?

The fastest way to sell a house is typically by requesting a cash offer from an iBuyer or other company that purchases homes for cash. However, with the right selling strategy, homes listed on the open market can sometimes close just as quickly.

What's the best way to sell a house fast?

The best way to sell a house fast depends on your situation and your home's condition. Options include selling as is to a cash investor, requesting a cash offer from an iBuyer who pays closer to fair market value, working with a top agent to sell on the market, or using a trade-in service to buy a new house before you sell.

Can I sell my house in 7 days?

While not guaranteed, it's possible to sell a house in seven days to an iBuyer or another cash buyer that purchases homes to flip for a profit. Check out your options for selling a house fast.

Related reading

Methodology

This guide draws on over 100 hours of research from Clever’s editorial team. Our research included analyzing service offerings and business models of various real estate technology companies.

We also talked to home sellers and interviewed both external and in-house real estate professionals with expertise in listing, marketing, and selling homes:

  • JC Young, real estate author and licensed agent
  • Luke Babich, real estate investor and Clever Real Estate CEO
  • Todd Stolte, real estate investor and licensed agent

We also drew on data and research from these sources:

About Clever Real Estate

Clever is a free online platform that aims to educate consumers about real estate and help them save money when buying or selling a home. We strive to give 100% objective advice to help you make better real estate decisions.

Learn more about Clever's editorial policy and how we make money.

If you have more questions about finding realtors or about Clever’s service, our licensed Concierge Team is standing by 7 days a week, 7 a.m.–9 p.m. CST at (833) 225-3837.

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