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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.
Working with We Buy Houses is similar to working with a local private real estate investor. The company vets all its investors and gives them an exclusive license to operate in its territory, so they have an incentive to work hard in order to maintain their advantage.
We Buy Houses doesn't control how much its investors offer, but it does reserve the right to rescind licenses if investors don't meet its ethical standards.
If you’re planning to request an offer from We Buy Houses, it’s smart to compare it with a few others before deciding. With more offers in hand, you can get a more accurate picture of your home's cash offer value. Sellers with multiple offers to fall back on often get better prices and contract terms.
A free offers marketplace like Clever Offers can help you compare multiple offers quickly. They can also give you a professional estimate of your home value, so you know exactly how much money you're leaving on the table. You may find that We Buy Houses offers the best deal or that another option gets you closer to your goal. Fill out a quick form to see what offers you qualify for, and sell in as little as 7 days for the highest cash price.
Is We Buy Houses right for you?
We Buy Houses can be a good option if you need to sell quickly or if you’re in a difficult situation with your property. You might consider We Buy Houses if:
- You’ve inherited a home out of state
- You’re facing foreclosure or need cash funds quickly
- Your home is in disrepair, but you can’t afford repairs
- You need to sell quickly due to a move, divorce, or other life change
- Other factors are making your home hard to sell (problem tenants, flood zone, probate sales, etc.)
- A bank won't approve a mortgage loan to purchase your home in its current condition
Igor Avratiner, a licensee for We Buy Houses in Philadelphia, says he regularly works with sellers in all of these situations.[1] He also sees sellers who simply want privacy — people who "don't want their house publicly displayed" and prefer to have just a few vetted buyers come through before making a decision.
One such customer was Yvonne O., who spoke to us by phone about needing to sell her mother-in-law's home in Philadelphia in order to relocate her to North Carolina — a transaction she and her husband were coordinating entirely remotely.[2] "She had been there since probably the 70s," Yvonne recalled. "Her trying to pack up, trying to get movers in, trying to get people that you don't trust or don't know to come in your home and pack up your things — she was nervous about that." We Buy Houses gave them the fast, low-friction sale they needed, closing in less than eight weeks from first contact.
We Buy Houses' wide availability and positive customer ratings make it a good contender for people like Yvonne needing a quick, discrete sale. In these cases, We Buy Houses will let you sell your property as is — no repairs needed. You can also choose your closing date and leave any unwanted things behind.
However, Avratiner is upfront with potential sellers that We Buy Houses isn't right for everyone. 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.[3]
“If your house is going to be purchased by an investor regardless, due to its condition or the situation, then you should definitely call a company like ours,” he says. “But if your house has the potential to be purchased by a homeowner, then you’re probably better off just listing the house and seeing if you can get more for it.”
How We Buy Houses works
We Buy Houses investors make cash offers to purchase properties as is. This means sellers can avoid making repairs, updating, or even cleaning up the home.
Here's what to expect when you sell to We Buy Houses:
- Call or submit your info online. A local We Buy Houses investor will follow up to get more details and schedule a time to visit in person.
- In-person walkthrough. Avratiner says he always visits the property himself before making an offer — and considers it a red flag if a buyer skips this step. "If they're saying they're actually going to buy your house, but they never come out to see it, that's a red flag," he says. He'll typically provide a range over the phone beforehand, but only commits to a firm offer after the walkthrough.
- Same-day offer. You'll usually receive an all-cash offer on the same day as the visit. Avratiner's contracts include no contingencies. He contrasts this with a model used by some competitors, where a buyer secures a signed contract first and sends an inspector afterward — a practice he warns sellers about. "A very high percentage of the time the inspector will find some things and they'll renegotiate with the seller," he says.
- Review your offer. There's no obligation to accept. Avratiner says he doesn't pressure sellers to sign on the spot. "It's never like, 'if you don't sign today, it's going to change tomorrow.' We don't operate that way."
- Choose your closing date. If you accept, you'll work with the investor to pick a closing date. Avratiner typically targets two to four weeks, but adapts to whatever timeline the seller needs — including situations where sellers need extra time to move or want to retrieve belongings after closing.
- Close and get paid. There are no fees or closing costs for the seller.
Yvonne O.'s experience followed this arc closely. She called We Buy Houses in November 2021, a representative visited the property and presented an offer within a couple of days, and the house closed in January 2022. "What surprised me was how quickly, how smoothly everything went through," she says. "Doing this process with my mother-in-law was a lot easier than when we bought our own home."
How much does We Buy Houses pay?
As with most cash buyers, We Buy Houses investors typically pay less than fair market value. While the precise offer will depend on your local franchise, most cash buyers start by estimating the home's after-repair value (ARV) — what comparable homes in the area are selling for after renovation — and work backward from there.
The so-called "70% rule" is a commonly cited benchmark: Investors offer roughly 70% of ARV, minus estimated repair costs. Our own survey of over 700 real estate investors found that the majority (56%) cap their offers at 70% or less of ARV, with a median max offer of 67.5%.
That said, individual investors often deviate from that formula based on the specifics of a deal. Avratiner says he's never used the 70% rule. "It really depends on how long the project will take and how difficult it is," he says. "A straightforward cosmetic renovation is going to command a higher offer than a burned-down shell that requires an engineer and multiple safety inspections by the city."
An investor's local market knowledge can also work in a seller's favor. Avratiner notes that he'll sometimes pay more than a competitor would for a property on a specific block he knows well — because past experience has shown him that homes there sell for more than surrounding streets would suggest. "There are cases where we can actually pay more because we know something somebody else doesn't," he says.
Yvonne O.'s mother-in-law sold her Philadelphia home to Avratiner for $50,000. Online estimates at the time put similar properties in the neighborhood at $100,000–$150,000 after renovation, but Yvonne cautions that those figures didn't reflect the home's actual condition. "They were seeing what was in the neighborhood, but that wasn't true in her house because the home needed a lot of work." Given the scope of repairs needed and the family's circumstances, Yvonne rated the offer a 5 out of 5 for fairness.
We Buy Houses fees and other costs
It’s free to request an offer from We Buy Houses. There are no service fees or commissions, and the cash buyer will also typically cover the closing costs. Avratiner frames his offers as "net" to the seller — meaning the number you're quoted is the number you walk away with.
One thing worth asking your local franchise about is whether they plan to wholesale the property. Wholesaling — where the investor assigns your contract to another buyer for a higher price rather than purchasing the home themselves — can increase the risk of a deal falling through, since the third party will also want to assess the property before closing the deal. It also generally results in lower offers, since there are now two buyers trying to profit off the deal.
Avratiner says wholesaling isn't part of his business model. Still, practices may vary by location, so it's worth confirming directly with your local branch.[4]
What types of homes does We Buy Houses buy?
We Buy Houses will buy nearly any type of property. This includes single-family homes, multi-family properties, rentals, and fix-and-flips. Some branches may also purchase mobile homes and commercial properties.
The company is known for buying homes in almost any condition, including:
- Foundational or structural problems
- Outdated plumbing, electrical, and HVAC systems
- Uninhabitable or distressed properties
We Buy Houses will also make offers to sellers in difficult positions, such as those facing foreclosure or delinquent taxes, or those with homes located in areas with high crime or depreciating value.
In addition to helping sellers in most situations, We Buy Houses offers a lot of flexibility in terms of the types of offers they make. While most deals are cash offers, Avratiner says he’ll also do:
- Novation agreements
- Seller financing
- Short sales
- Lease options
These alternatives may be particularly helpful in situations where you're underwater on your mortgage, need to net a certain dollar amount from the sale, or want to avoid a foreclosure form appearing on your credit.
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. 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.
We Buy Houses vs. alternatives
We Buy Houses vs. Clever Offers
We Buy Houses will give you a quick cash offer and can close quickly. But you’ll only get one offer, and it’s essential to shop around to get the best deal.
Clever Offers is an offers marketplace that gives you multiple offer types to choose from. You can explore direct cash offers from local/national investors, plus hybrid options that give you cash upfront to fund your move, then list for additional upside.
You can also test the market with a short-term MLS listing from a top-rated agent that you can cancel anytime. That way, you can cast a much wider net to see what the market will pay compared to the offers you already have in hand.
We Buy Houses vs. Opendoor
An iBuyer could be a good alternative, and Opendoor is the nation’s largest. It typically pays more than a cash buyer and will buy your home as is. But final offers may be lowered to deduct repair expenses.
What’s more, Opendoor won’t buy homes with significant damage, and you’ll pay a 5% service fee. We Buy Houses, on the other hand, purchases homes in any condition and charges no fees or commissions.
We Buy Houses vs. We Buy Ugly Houses
We Buy Houses’ most direct competitor is We Buy Ugly Houses, another cash home-buying company with franchises in most states. Neither company charges service fees, and both will take homes in just about any condition. They also have similar customer ratings.
Initial offers from either company will probably be comparable. But if they're available in your area, it's worth getting offers from both to see if one company is willing to beat the other's price.
We Buy Houses vs. HomeLight Simple Sale
HomeLight Simple Sale (or HomeLight Cash Offers) is another way to get multiple cash offers in one place. This makes it easy for you to compare bids, and there’s no obligation to accept any of them. By contrast, you’ll only receive one offer from We Buy Houses.
One plus of HomeLight Simple Sale is that, if you reject the cash offer, you can connect with a realtor through HomeLight’s agent-matching service. You can then list your home on the open market for a higher price.
» MORE: Looking for more cash buyers near you? Check out the best companies that buy houses for cash to see our comprehensive guides for all 50 states.
We Buy Houses reviews and complaints
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1 | 1 |
| 4.7 | 285 | |
| Weighted Average: | 4.7 | 286 |
We Buy Houses reviews are generally quite positive. The company has an overall average rating of 4.7/5 across 286 online customer reviews.
We Buy Houses reviews highlight the company’s service quality and competitive offers. Customers say company representatives provide good communication and professional treatment for a smooth and hassle-free sale.
Many franchise owners respond to both positive and negative online reviews about their locations.
But because We Buy Houses is a franchise company, the service quality may vary by location. There were a few mentions of unwanted solicitations and questionable business practices at certain offices. Check the reviews for your local office before accepting an offer.
Let’s explore some of the most common themes among We Buy Houses reviews.
✅ Smooth process
Many of the We Buy Houses reviews spoke of a streamlined process that was easy and transparent.
“Great experience with this company. My wife and I were very pleased. They got it done quick and easy.”
“Working with We Buy Houses in Albuquerque was a smooth and stress-free experience. S*** was incredibly professional, helpful, and always available to answer questions throughout the process. He made sure everything was clear and straightforward from the start, which gave me confidence in the transaction.”
✅ Good communication
Reviews also highlighted excellent communication from company reps throughout the sale process.
“From start to finish, R*** was incredibly diligent, responsive, and professional in helping us close the sale of our house. What stood out most was the level of care and communication — R*** made sure every step was clear and handled promptly. Their professionalism and attention to detail made a big difference, and it’s rare to find a team this committed to their clients."
“Great company to work with. Highly recommend their services. Someone was always available. Closing was complex on our end, and they were able to assist nicely.”
✅ Fair and competitive offers
Overall, customers were pleased with the offers they received, calling them fair given the conditions of their homes.
“These guys know what they’re doing! I’ve worked with them several times, and they have helped me with professionalism and fair bids. Highly recommended!”
“I recently sold my house to We Buy Houses in Denver. I really liked them because they were not pushy, and I knew what was going on the whole time. The price was fair considering the terrible state the house was in, and they bought it in less than a week! I can’t believe how quickly they were able to buy it. All thanks to S**** and his team. They are great.”
✅ Professional service
Home sellers also praised the professionalism of We Buy Houses reps, noting how accommodating they are. During our phone interview, Yvonne O. went as far as to say that Avratiner "treated my mother-in-law like he would want somebody to treat his mother." Other sellers offer similar praise about working with We Buy Houses.
“H**** was extremely helpful and professional in every way. H**** went the extra mile each day, accommodating my injury and transportation situation like a champ. C**** was very friendly and professional, reflecting excellent customer service. A truly all-around great company to deal with!”
“R*** was a true professional and an excellent communicator throughout the entire process. It was such a fast sale and a successful closing.”
❌ Unwanted outreach
A handful of negative reviews said their local We Buy Houses franchises’ business spammed them with unwanted calls and text messages.
“Cold-called me and gave a lowball offer, 35–40% lower than market value for local comps. I would not sell for the price they offered, even if I was desperate or in a hurry to move. Since that conversation, they have called a number of times from multiple phone numbers, sometimes twice in one day. They usually do not leave messages. They are pests that do not want to take no for an answer and are looking to profit off of your home by giving you a fraction of what is fair.”
“This company is constantly sending me text messages. I do not want to sell my house. My house is not for sale. I do not want anyone spamming me with text messages! If I want to sell my home, I will contact you! Stop harassing me!”
Is We Buy Houses legit?
We Buy Houses is a well-established company with highly positive online reviews. Franchise licensees are transparent about their business model and with sellers.
The company was founded in 1997 by entrepreneur Jeremy Brandt and is based in Bedford, Texas. We Buy Houses has national standards that its licensees must meet, and franchise owners must sign a Standard of Ethics pledging to act honestly with customers.
Avratiner notes that the parent company takes brand protection seriously. He recalls receiving a call from the company's head of marketing after a complaint came in about spam texts — which turned out to originate from an unrelated company using a similar name. "Integrity, just not tarnishing the brand, is the number one priority," he says.
He also observes that We Buy Houses tends to attract more experienced operators than some competing franchises. "Most of the time, the people who come to We Buy Houses either were at a different franchise and feel like they've hit a ceiling, or they're just independent and want to level up. They're more experienced."
That said, each franchise operates with significant independence, and your experience will vary depending on who runs your local office. Before accepting an offer, it's worth researching your local licensee's reviews and track record.
📍We Buy Houses locations
We Buy Houses is available nationwide. Select your local market to find additional cash offer products available near you.
Bottom line: Is a cash offer from We Buy Houses right for you?
Consider a cash home buyer company like We Buy Houses 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. These companies 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.
If you decide that a cash buyer is the way to go, it's wise to compare offers from a few different companies before settling. Getting even one or two competing offers could net you significantly more from your home sale — and with platforms like Clever Offers, comparing options doesn't have to take a lot of time.
👉 Compare legitimate offers from a nationwide network of vetted cash buyers — it's fast, secure, and free.
