Grandview Homes Review

If you’re planning to request an offer from Grandview Homes, it’s smart to compare it with a few others before settling. Sellers who compare multiple offers 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 Grandview Homes is offering a good deal or that another option gets you closer to your goal. Submit a quick form to see what offers you qualify for, and sell in as little as 7 days for the highest cash price.

Who does Grandview Homes work best for?

Grandview Homes makes sense if you have a home that you need to sell quickly, and you aren’t concerned with getting the highest price possible. For example:

• You need to immediately relocate due to work or a family emergency
• You’ve inherited a home that you can't afford the maintenance on
• You have a poor-performing investment property you're looking to offload
• You have a home that’s in poor condition
• You're under financial strain due to debt, foreclosure, etc.

In these cases, Grandview Homes will buy your house as is, let you choose your own closing date, and leave what you don't want behind. The company also puts down a sizable security deposit, which is a good trust signal with a company of this kind.

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.

Recent data from Redfin shows that investors typically resell homes for about 55% more than they pay.[1] Financially, most sellers will find a much better deal on the open market.

The flipside is that you’ll face realtor commissions (typically 5–6% of the sale price) and closing costs. With a company like Grandview Homes, you’ll avoid such fees.

“Sellers must weigh these savings against the potential trade-off of selling at a price below market value,” says investor Brian Harbour, who manages real estate acquisitions at Real Deal Home Solutions.

How does Grandview Homes work?

Selling your home to Grandview Homes is similar to working with other cash buyers. Here's how it typically works:

• Request an offer. When you contact Grandview Homes, a home-buying specialist will reach out to schedule a brief walkthrough of your property. According to the website,[2] an appointment is scheduled “in the next couple of business days” after you contact the company.
• Receive your offer. You’ll get a written offer within 24 hours.[3] Grandview makes offers on a case-by-case basis and doesn’t disclose a specific amount. However, customer reviews indicate that offers generally seem fair — especially when a home is in poor condition. Customer Richard W. noted that his house "was in rough shape" and "needed to be gutted and remodelled." He looked up his Zillow Zestimate before talking to Grandview Homes "and received an offer right in the midway point they were showing."
• Review your offer. There’s no obligation to accept the offer. If you choose to work with Grandview Homes, you’ll sign a contract, and the company will give you an earnest money deposit on the same day. 
• Sign and choose your closing date. You’ll then pick the closing date that works best for you. It can be in as little as 10 days.[2]
• Get a cash advance. One perk that sets Grandview Homes apart is that it offers up to $10,000 as a cash advance[4] to cover your moving costs, bills, or other expenses. The exact amount is based on the home’s purchase price, and you’ll receive the advance about two weeks after signing the contract. 
• Close and get paid. At closing, you’ll turn over the keys, and Grandview will cut you a check. You’ll pay no closing costs or agent commissions, and there’s no need to clean up the house or remove any unwanted items. 

Customers like Wayne S. also note that you don't have to worry about cleaning or junk removal upon moveout — a nice perk if you are selling a home that has accumulated a lot of stuff over time.  “We took or gave away everything we wanted, left the rest and didn't have to worry about cleaning, repairing, inspections, etc.,” he said.

What types of homes does Grandview Homes buy?

Like most cash home buyers, Grandview Homes specializes in purchasing homes it can fix up and resell for a profit. However, with the exception of mobile homes, Grandview Homes will make an offer almost any house, in any condition. This includes:

• Single and multi-family units, condos, townhomes, and duplexes
• Fire-damaged houses
• Hoarding situations
• Abandoned homes
• Homes with serious roof or foundation issues
• Financially distressed homes
• Homes with mold, pest, or asbestos issues

“It's definitely a win-win situation for distressed homes,” notes customer Richard W., who sold Grandview an inherited property needing a floor-to-ceiling renovation. 

Grandview can also work with homeowners in difficult situations related to health, disability, or incredibly tight timelines. 

For example, one customer, S.B., sold their mother’s property to Grandview because a traditional sale wasn’t possible due to her condition.

Homeowner Michael needed to sell his current house to close on another at the same time. He used Grandview’s cash offer as a down payment. “This was critical because we knew we had a big piece of the puzzle solved with an offer from Grandview in hand,” he said.

How much does Grandview Homes pay?

Specific details on how much Grandview Homes pays aren’t available online, and a company rep declined to answer our questions. However, considering what other investors pay, you can expect the company’s offer to be about 65–75% of your home’s after repair value (ARV) — its estimated market value following improvements — minus fix-up costs.

For instance, Charles H. Chandler III, CEO and co-founder of My Tennessee Home Solution, said he typically looks to acquire properties with at least 25% equity. “We determine the resale of the property, then multiply that resale value by 75% and then deduct the renovation cost to achieve that resale value from its current condition,” he says. “That final number gives us our offer amount. 

While this may seem low, homeowners who sell to Grandview don’t have to pay realtor commissions or closing costs. They also don’t have to worry about pre-sale expenses like repairs, home staging, or cleaning, or decluttering. 

Additionally, Grandview will purchase homes in any condition — including hoarder situations and fire-damaged homes — allowing sellers to walk away from the scenario without sinking money into a home they're about to sell.

“With a difficult property to sell, Grandview Homes came to the rescue by offering a fair price, quick closing with no closing costs, and no cleanout!” said Tracy B. in her Google review.

Customer Raymond R. said not having to worry with the necessary home repairs before selling is a definite plus that likely saved him several thousand dollars, not to mention the savings on realtor fees. “When you round all of that together I feel you're much better selling to Grandview homes,” he said.

Grandview Homes fees and other costs

Grandview Homes doesn’t charge commissions, service fees, or closing costs, which can significantly reduce sellers' out-of-pocket expenses.

“The only costs I had were the property taxes and my lawyer fee,” said Carol B. on BBB. “The price when all said and done was comparable if we would have sold it through a real estate agent. With a real estate company, we would have had to pay closing costs, any additional fees that arise and repairs to the house that were needed. Selling to Grandview, we did not have any of that."

Keep in mind that you will have to pay prorated real estate taxes[2] through your closing date, as well as any applicable attorney’s fees and homeowners’ association (HOA) dues. This could be anywhere from a few hundred to a couple thousand dollars.

Also, the savings on closings costs and realtor commissions will be accounted for into the offer price, along with the company's renovation cost estimate and desired profit margin, so it can help to have a realistic idea of your home's fair market value for comparison. Grandview will give you a net offer upfront, providing a clear picture of what you’ll take home after paying off any remaining mortgage balance. (Minus, of course, the cash advance if you received one.)

How to compare Grandview Homes’ offer to alternatives

Because there’s no fee to seek a cash offer from Grandview Homes — or obligation to accept it — it’s wise to get offers from multiple cash buyers to compare. But you’ll want to look beyond the purchase price.

• Know your home value. “Clarify how the cash offer compares to your property’s retail market value. If possible, get a comparative market analysis (CMA) from a realtor,” says Harbour. “Factor in saved costs like repairs, commissions, and closing fees to evaluate if the cash offer is truly advantageous.”

• Find out if you're dealing with the end buyer. Some companies that present themselves as direct buyers are actually wholesalers who put your home under contract and then sell that contract to another investor for a higher price than what they're offering. 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. Look for language that refers to the "buyer and/or assigns" or clauses that allow the investor to market the home while you're under contract. While wholesaling isn't necessarily bad, you may want to ask for a higher earnest money deposit to ensure you're protected.

• Make sure all the key details are in the contract. The earnest money deposit, sale price, closing date, inspection period, and other key terms should be clearly stated in the purchase agreement. If it’s not in writing, you’ll have no recourse if the buyer makes last-minute changes or backs out of the deal altogether.

• Ask for proof of funds. Also, ask for a proof-of-funds letter from the buyer's banking institution verifying that the buyer has sufficient funds to cover the transaction costs. A legit and experienced cash buyer should be happy to give this to you.

• Make sure there's a meaningful earnest money deposit. A deposit gives the buyer skin in the game. Investor Igor Avratiner of We Buy Houses Philadelphia says he 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 wary of an offer that's significantly higher than others. “The biggest thing to look out for is when an investor tells you a price much higher than other offers,” Chandler says. “It is likely that the offer is a bait and switch tactic, which means they will lock you in on a price that sounds good but will come back before closing to price drop.”

Grandview Homes vs. alternatives

» MORE: Sometimes your best option is local. Check out the best companies that buy houses for cash to see our comprehensive guides for all 50 states.

Grandview Homes vs. Clever Offers

With Grandview, you get a single take-it-or-leave-it offer. With a cash offer network like Clever Offers, you can compare offers from multiple buyers, which could lead to a higher sale price and better terms.

An additional perk of working with Clever Offers is that you can also connect with a local realtor to source additional offers on your behalf — including through a short-term MLS listing that you can cancel at any time. This enables you to compare direct cash offers against the local market without slowing down your selling timeline. 

Grandview homes vs. Opendoor

iBuyers like Opendoor will likely pay closer to market value than Grandview Homes. But they have stricter purchase criteria and also charge service fees of 5%.

Additionally, Opendoor completes a home inspection following its initial offer, and reviews indicate that offer amount can drop significantly due to repairs costs and changing market conditions. Unfortunately, you won't know your final offer amount until you're several days or even weeks into the process. 

With Grandview, the sale price may be low, but you'll know the final offer amount (including the repair adjustment) upfront.

Grandview Homes vs. We Buy Houses

We Buy Houses operates similarly to Grandview Homes by providing quick cash offers for homes — with no service fees or closing costs. However, We Buy Houses is more widely available, as it operates in most states across the U.S.

Like Grandview Homes, We Buy Houses gets high marks for its credibility. The company is well-established with an overall rating of 4.7/5 across 273 online customer reviews.

Grandview Homes vs. We Buy Ugly Houses

Also known as HomeVestors of America, We Buy Ugly Houses is one of the largest cash home buyer franchises — with hundreds of locations nationwide.

Like Grandview Homes, We Buy Ugly Houses franchisees will purchase homes in just about any condition, take care of closing costs, and offer quick, flexible closings. 

However, each location is independently owned and operated, so offers, customer ratings, and practices around earnest money deposits and closing timelines can vary by location.

Grandview Homes reviews and complaints

Source	Average Rating	Review Count
BBB	4.9	100
Google	4.3	162
Weighted Average:	4.5	262

Grandview Homes reviews are mostly positive, with an average customer rating of 4.5 out of 5, based on 262 reviews across Google and the Better Business Bureau. 

Positive reviews mentioned fast, efficient home sales, and great responsiveness throughout the process. The few negative reviews were usually related to below-market offers, and occasionally, a lack of communication following an offer request.

✅ Smooth, easy sale process

Satisfied Grandview customers almost universally described a fast, frictionless experience.

✅ Responsive employees

By nearly all accounts, Grandview responds quickly to initial requests, and stays in contact throughout the sale process. 

✅ Reasonable cash offers

Most customers claim that Grandview's offers are fair and often higher than competitors'. 

❌ Offers that are below market value

A few reviews mention subpar offers from Grandview — however, these are typically from customers expecting to earn full market value for their homes. 

It's important to note that companies like Grandview make money by purchasing homes that other buyers don't typically want and taking on the costs of repairing and improving them. Homeowners looking to sell for fair market value are typically better off listing with an agent offering a competitive commission rate than trying to get a cash offer from an investor.  

❌ Poor work quality on flips

Occasionally, reviewers complain about the quality of the work completed on homes that Grandview has sold them following a flip. Some of these buyers claim the poor workmanship has cost them thousands in unexpected repairs.

Is Grandview Homes legitimate?

Founded in Chicago in 2009, Grandview Homes is run by cofounders Tom Detelich and Kenneth A. Bernhard.[5] The company maintains highly positive customer reviews and holds an A+ rating from the Better Business Bureau.

Grandview Homes claims to offer an earnest money deposit of $10,000 at signing and reviews indicate the company will show sellers exactly how they arrived at their offer price upon completing their in-home assessment.

While scattered reviews complain about below-market offers, far more customers praise the company's fairness and transparency.

Bottom line: Is a cash offer from Grandview Homes right for you?

Grandview Homes can be a good choice if you need a quick transaction or have a hard-to-sell property. But selling to a cash buyer isn’t for everyone.

For instance, if your home is in good condition, you may get a higher price selling to an iBuyer. Alternatively, if you don’t need to sell quickly, working with a realtor from a low-commission brokerage can fetch a higher sale price and save you money on the agent’s fee.

Getting a cash offer isn’t an either/or scenario. You can get offers from cash home buying companies to use as a baseline. Then, set your terms with a listing agent and give them a timeframe in which to beat your highest offer. That way, you'll know for sure what buyers are willing to pay and can be confident that you’ve made an informed decision without leaving money on the table.

Getting even one or two competing offers could net you significantly more from your home sale. 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.

FAQs about Grandview Homes

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