Top 5 We Buy Houses for Cash Companies in Delaware

Ben Mizes


Ben Mizes

December 19th, 2021
Updated December 19th, 2021


We Buy Houses company reviews | What they do | How they work | How much they pay | How much they cost | Pros and cons | Alternatives | FAQs

We Buy Houses companies in Delaware offer cash to homeowners that need to sell quickly. We reviewed the top Delaware We Buy Houses companies so you can shop around for an offer and make an informed decision.

🔑 Key Takeaways

  • We Buy Houses companies can help you sell fast, but they're not a great deal in most cases

  • You'll only get about 70% of the actual fair market value of your home by selling to one of these companies

  • Other options include instant-offer iBuyer companies or low commission companies, like Clever

Top Delaware We Buy Houses companies reviews

We Buy Houses companies and other cash buyers allow you to sell your home fast — sometimes in a week or less. We've pulled together some of your best options in Delaware.

However, if you can wait longer than two weeks, you can sell your home for top dollar with a realtor — not the 70% value that most cash buyers offer. And, with companies like Clever, you can net even more from your sale with their pre-negotiated low commission rates.

A free consultation with a member of Clever's Concierge Team can help you assess your situation and find an agent who's experienced at selling homes quickly in Delaware.

💰 Clever can help you sell fast for a better price!

Cash buyers can be a good option if you need to unload an unwanted, distressed property fast. However, if you want to sell quickly without sacrificing a ton of equity, Clever is one of your best alternatives.

Clever sellers typically get offers 2.8 times faster than the national average AND save an average of $9,000 in realtor fees.

✍️ Editor’s note

The information in the reviews below is publicly available. Unfortunately, though, We Buy Houses companies are not particularly transparent or willing to share information with non-clients.

Our advice:

  • Read any contracts carefully

  • Don’t pay for anything upfront

  • If it doesn’t feel right, walk away

  • Reach out to multiple companies and compare offers

Opp Real Estate

Opp Real Estate

Opp Real Estate

Phone Number

(302) 327-6760

Time to Offer

24 hours

Time to Sale

14 days


Opp Real Estate is a local, Delaware property investor that buys homes for cash in select cities across the state. To sell your home with Opp Real Estate:

  • Call or fill out the online form to provide Opp Real Estate with your property details
  • Schedule an appointment to discuss specifics and receive an offer
  • Close in as little as two weeks, or on your schedule

Opp Real Estate is available in all three Delaware counties.

As of May 2021, Opp Real Estate has an average rating of 5/5 based on 9 customer reviews across Facebook and Google.


Express Homebuyers

Express Homebuyers

Express Homebuyers

Phone Number


Time to Offer

7 minutes

Time to Sale

7 days


Express Homebuyers is a national service that has partnered with local investors across the country to buy houses for cash.

Steps to sell with Express Homebuyers:

  1. Submit your home's information to receive an initial "as is" offer
  2. Meet with the local investor to assess your property and answer any questions
  3. Discuss the local investor's final cash offer and, if you're willing to sell, sign a sales agreement then and there
  4. Choose a closing day on your schedule
  5. Show up on the day of the sale to sign the paperwork and receive cash within hours

As of May 2021, Express Homebuyers had an average positive rating of based on 100+ reviews across Google and Yelp.


302 House Buyers

302 House Buyers

302 House Buyers

Phone Number

(302) 329-8899

Time to Offer

24 hours

Time to Sale

7 days


302 House Buyers is a local, Delaware property investor that buys homes for cash in select cities across the state. To sell your home with 302 House Buyers:

  • Fill out its online form or call them directly
  • Set up an appointment and receive your offer after the walkthrough
  • Expect to close in 7 days or on your own schedule

For more information, including specific areas of operation, terms of service, and other details, we recommend reaching out to the company directly.

302 House Buyers is based in Wilmington, but buys houses throughout the state of Connecticut.

As of May 2021, 302 House Buyers has a very positive rating based on 10 customer reviews across Facebook, Google, and the Better Business Bureau.


We Buy Ugly Houses

We Buy Ugly Houses

Full Review

Time to Offer


Minimum Closing Time

3 weeks

Closing Costs

No cost for seller

✍️ Editor's Take
Pros & Cons

We Buy Ugly Houses has a better reputation than most individual cash buyers, but the home seller's experience can vary based on the quality of their local franchise. While We Buy Ugly House can close in as little as three weeks, it's common knowledge that they pay far less than fair market value.


  • Trusted, nationally recognized brand.
  • No need to worry about repairs.
  • Close in just three weeks.


  • Quality of service may vary between franchises.
  • Pays far less than fair market value.

We Buy Ugly Houses has over 800 independently owned and operated franchises across 46 states.

As of April 26, 2021, We Buy Ugly Houses's parent company, Homevestors, has an A+ rating on the Better Business Bureau. No other third-party reviews are available at this time.

This rating is based on overall national data. Research local franchises for specific reviews that reflect their quality of service.


Diamond State Realty - CLOSED

Diamond State Realty - CLOSED

Diamond State Realty

Phone Number

(302) 530-7850

Time to Offer

24 hours

Minimum Time to Offer

7 days


Diamond State Realty is a local, Delaware property investor that buys homes for cash in select cities across the state. To sell your home with 302 House Buyers:

  • Fill out their online form or call them directly
  • Set up a physical appointment and receive your offer after the walkthrough
  • Expect to close in 7 days or on your own schedule

Diamond State Realty buys houses throughout the state of Connecticut.

As of May 2021, Diamond State Realty has not been rated by a third party. However, it holds an A+ rating by the Better Business Bureau.


» LEARN: These are the best national We Buy Houses for Cash companies

What is a We Buy Houses company?

We Buy Houses companies and other cash buyers offer a fast solution for homeowners. They purchase houses “as-is” — that is, in their current condition, without any repairs or prep — and pay in cash.

These companies exist because the traditional home selling process doesn’t work for everyone. For example, in Delaware, a typical home sale can take 113 days from listing to closing. Some homeowners can’t wait that long.

Further, these companies are another option for sellers with homes in such poor condition that they wouldn't qualify for financing from traditional buyers.

When to use a We Buy Houses company

For home sellers who need to sell in a hurry, want to avoid paying for repairs out of pocket, or are looking for a more convenient selling method, a cash buyer can be a great option.

But they're not right for everyone.

To ensure a profit, We Buy Houses for Cash companies in Delaware make offers that are well under fair market value — about 30% less. On a $250,000 home, that means you'd lose out on around $75,000.

Put simply, the speed and convenience these companies offer don't always outweigh the hit you'll take to your bottom line. In many cases, you’re better off working with a full-service real estate agent on the open market to get the most value for your home.

Make more money selling your house!

Clever can match you with a full-service agent so you can sell fast and get top dollar for your home.

How a We Buy Houses company works

While the smaller details and timeline vary from company to company, We Buy Houses companies in Delaware all share the same basic business model.

  • An interested home seller reaches out directly to the cash buyer company
  • The company assesses the property, focusing on factors like necessary repairs and potential resale value
  • Based on the amount of time and money it will to need to invest in the property, the company makes an "as-is" cash offer
  • If the homeowner accepts, the deal closes quickly because there's no need to negotiate, wait for financing approval, or inspect and appraise the property
  • The cash buyer repairs the home and then resells it for a profit

The quick process benefits homeowners who don't have the resources or time for a traditional sale.

For perspective, according to, houses typically spend 68 days on the market in Delaware before the seller accepts an offer. Then there's the closing process, which takes between 30 to 45 days if the buyer is applying for a mortgage. That means it can take the typical seller up to 113 days to finalize the sale.

In comparison, some We Buy Houses for Cash companies in Delaware can complete the whole process in as few as seven days.

Traditional Process
Cash Buyer Process
Prepping the House
Days to months, depending on the condition
None — these companies buy homes "as-is"
Time to Offer
68 days
2 days or fewer
Closing Process
30-45 days
7 days or fewer

Ballpark vs. official offers

Many Delaware We Buy Houses companies advertise that they'll send you an offer in as few as seven minutes. This is not an official offer.

After talking to a company representative, they'll give you a ballpark estimate of what they'll pay. Very few companies will make a binding offer sight-unseen — and if they do it'll be substantially lower to account for possible issues.

Once you schedule an in-person inspection, the company will present a legal offer, often on the spot.

Who actually buys your home

Some of the bigger, well-known We Buy Houses companies in Delaware aren't actually buying your home. Instead, it's a network of local investors or the company simply refers interested sellers' information to local house flippers.

In these cases, how long the process takes will depend on the investors in your area.

For example, we called a few We Buy Houses companies that advertised offers in less than an hour… and none of them responded within that time frame.

We Buy Houses companies pros and cons

✅ Pros
  • Fast, certain cash offers: Most companies will send an offer within 24 hours. And, there's no chance of the deal falling through because a mortgage application is denied or the buyer gets cold feet.
  • Sell your home "as-is": These companies will usually buy your home regardless of condition (and deduct the cost of repairs from the offer price).
  • Schedule your own closing date: Instead of going through the typical 30-45 day closing process, you can close in as few as seven days.
  • Low closing costs: Many Delaware We Buy Houses companies will cover typical closing costs. This can save you 1-3% of your final sale price.
❌ Cons
  • Lower offers: To ensure they make a profit, these companies will offer 70% of your home's market value, minus the cost of necessary repairs.
  • No negotiating: You can either take an offer or leave it. The company won't negotiate, even if you disagree with its evaluation of your property.
  • Predatory tactics: Many sellers considering a cash buyer are in a difficult situation, like foreclosure. Some companies, unfortunately, take advantage of your situation. Never sign anything because you feel pressured. Instead, be prepared to walk away if something doesn't feel right.

Frequently-asked questions

What are the best alternatives to We Buy Houses companies?

Working with a We Buy Houses company isn’t a great option for most sellers due to how much you stand to lose with a lower purchase price. Instead, selling with a low commission company, like Clever, is a better way to sell your home for top dollar while also saving on realtor fees.

How much will We Buy Houses companies in Delaware pay?

We buy houses companies use the 70% offer rule to ensure they'll make a profit. Basically, the 70% rule says the buyer shouldn't pay more than 70% of the home's After Repair Value (ARV) — what they hope to sell the house for — minus repairs.

On a Delaware home that would sell for $150,000 on the open market, they may only pay $105,000. Selling a home that's worth $300,000? You may only see an offer for $210,000.

How much does selling a home to a We Buy Houses company in Delaware cost?

On the surface, nothing. These companies don't charge you fees to buy your home. You'll also avoid many traditional selling costs, like realtor commissions and closing costs.

When you add all these expenses up, selling to a cash buyer can have significantly fewer upfront costs than a typical home sale. However, given the lower prices they offer, the savings don't always make up the difference. You could end up with much less in your pocket at the end of the day.

Here's how much a seller in Delaware can walk away with using your state's median listing price of $367,750, average selling costs, and carrying costs (that is, the daily cost of owning a home, including utilities, mortgage, and taxes).

Selling to a We Buy Houses Company
Selling with a Traditional Realtor
Selling with Clever
Home value*
Repair costs**
Seller concessions
Staging costs**
Closing costs
Carrying costs
Commissions and service fees
Take Home
*Based on the average listing price for the last 12 months (
^70% rule and assuming the house needs 10% of its ARV in repairs
**Based on HomeAdvisor national average

Are We Buy Houses for Cash companies scams?

In general, We Buy Houses companies in Delaware are not out to scam you. Some are national franchises and others are family-owned. In both cases, they rely on their reputation to close deals, so there is little incentive to scam people.

That being said, as with any industry, there are bad apples. If a "cash buyer" approaches you, check that they have an established web presence and customer reviews before giving them your personal information.

Also read all the fine print on any contract they present. Look up words or terms you don't understand. And never assume the contract says what you agreed to verbally.

Most importantly, look at the contract's contingencies. These are the conditions that allow the buyer to back out of the sale or change terms. Unless you understand the contingencies, you could be taken advantage of.

Additional resources for home sellers in Delaware

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