Grandview Homes is a regional cash buyer based in the Midwest. The company offers a fast, frictionless sale process, and will buy homes in nearly any condition — including homes that have serious issues like fire or water damage.
Customer reviews for Grandview are generally quite positive, but similar to other cash buyers, negative reviews mention low offers compared to market value.
While you could almost always get more money if you went through a realtor, homeowners who understand that they're going to make a price concession in exchange for the convenience of selling as-is tend to have a positive experience with Grandview Homes.
If you want to sell to a cash buyer, we recommend seeking offers from multiple buyers — not just Grandview. An offers marketplace like Clever Offers can save you a lot of time finding reputable cash buyers and seeing what they'll offer for your house. Simply enter a few home facts to find your best offers — it's free with no obligation.
Grandview Homes summary
- ⭐️ Average customer rating: 4.54/5 (251 reviews)
- 💼 How it works: Schedule a walkthrough with your local office, receive a fast cash offer, choose your closing date
- 💵 Fees: None
- 📍 Locations: Statewide in IL, OH, WI
- ✅ Positive reviews say: Easy process | good communication | fair offers
- ❌ Negative reviews say: Below-market offers | poor quality work on flips
Is Grandview Homes right for you?
✅ Pros
- Get a cash offer in as little as 24 hours and close on your timeline
- $10,000 earnest money deposit upon signing
- Sell as is and leave unwanted items behind
- High customer satisfaction
❌ Cons
- Below-market offers, especially on homes in good condition
- Offers are generally take-it-or-leave-it
- A few reviews mention a lack of follow-up after requesting an offer
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.
If you want to maximize the profit on your home sale, working with a real estate agent who offers competitive commission rates can be a better choice. Many low-commission realtors provide full service at a fraction of the cost and can work on your selling timeline. They can also help you negotiate terms such as sale price, repairs, closing timelines, etc.
But if you’re set on selling to a cash buyer, get multiple offers from cash home buyers to ensure you get a good deal. Remember, how much an investor will pay for your house will depend on several factors — including the buyer themselves — so it’s wise to shop around.
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 House 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 |
| 4.3 | 151 | |
| Weighted Average: | 4.5 | 251 |
Grandview Homes reviews are mostly positive, with an average customer rating of 4.54 out of 5, based on 251 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.
I had a property that I needed to unload quick that needed a lot of work. As I never intended to live in it, it was not worth the investment for me. But I was unsure of how I was going to sell it in the condition it was in. Grandview to the rescue. Not only did they offer me a very fair price, but I didn't have to move anything out of it beyond the few items I wanted to keep. Jay Valentine and Ashlee Lynam were a pleasure to work with, very professional. The whole experience was painless and quick, from receiving the initial offer to the closing.
Great company to work with. Everything from start to finish was smooth, transparent, and very fair.
✅ Responsive employees
By nearly all accounts, Grandview responds quickly to initial requests, and stays in contact throughout the sale process.
You are in constant contact with your Grandview team from start to the close of your home. Highly recommend them to everyone. Kim and Jay were simply the best to work with. Thank you again for making this process simple and quick!
Jay, my estimator, was very nice. Came same day I called. Gave an estimate within 24 hours. The business was not for me, but I can see where it could be helpful for someone in a hurry to sell or someone with an estate to get rid of.
✅ Reasonable cash offers
Most customers claim that Grandview's offers are fair and often higher than competitors'.
I contacted 8 different companies to get offers on my dad's house. Grandview was the most professional, and had the best offer!
I called them due to the fact I needed to sell the house and didn't have the money or the time to fix it up and put it on the market...They came out took a look around, made a fair offer, and kept their word on covering the closing costs. I didn't even have to clean the house.
❌ 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.
Grandview person showed the comps at $515,000. Their offer came in at $350,000. I knew they were low ballers but their "fair cash offer" simply does not exist. If you want a stand up company hire a realtor. You may waste time listing, showing and selling but you will get to keep A LOT more money
This company is a total Scam. Realtor, Zillow and Redfin all appraise the home for $325,000. Grandview offered $166,00 ... really? 48% below market value!!! Don’t waste your time.
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.
If you buy a home from these guys check every pipe ,every access point, every faucet inside and out to make sure it's working properly with no leaks. So far I'm about 6K into plumbing repairs and replacing drywall we had to cut out to fix leaks.
BUYER BEWARE!!! We bought a Grandview home and there is no other way to phrase it then they just put lipstick on the pig. We have lived in our house for less than two years and have had thousands and thousands of dollars of repair work done.
How does Grandview Homes work?
According to the company rep we spoke to, selling your home to Grandview Homes is fairly straightforward. Typical steps include:
- Contact Grandview Homes via a online contact form, phone, or email
- A Grandview Homes representative will visit your home for an inspection
- If your home meets the company's standards, you’ll receive an offer within 24 hours
- The company will also provide a breakdown of how they arrived at their offer price
- If you accept the offer, they’ll get you a contract to sign the same day and provide an earnest money deposit
- You can close as fast as 7–10 days, or on a future date of your choosing
- Sellers pay no fees or commissions, and the company will allow you to leave any unwanted belongings behind
How much does Grandview Homes pay?
Grandview Homes makes offers on a case-by-case basis, but similar to what other investors pay, you can typically expect to earn about 60–80% of your home’s after repair value (ARV) — its estimated market value following improvements.
While this may seem unreasonably low, homeowners who sell to Grandview don’t have to pay realtor commissions or closing costs. They also don’t have to pay pre-sale expenses like home staging or cleaning.
Says Carol B. on BBB, "Grandview made selling my parents house easy and the only costs I had were the property taxes and my lawyer fee. 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."
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 their own money into getting the home ready for resale.
Grandview Homes fees and other costs
Grandview Homes doesn’t charge any commissions, service fees, or closing costs, which can significantly reduce the out-of-pocket expenses for sellers.
Sellers receive a net offer up front, giving them a clear picture of what they’ll take home after paying off any remaining mortgage balance. This cost transparency may offer peace of mind for homeowners looking to avoid the fees often associated with traditional sales or iBuyers.
What types of homes does Grandview Homes buy?
Like many cash buyers, Grandview Homes buys almost any home, in any condition. Grandview will buy homes like:
- Fire-damaged houses
- Hoarding situations
- Abandoned homes
- Homes with serious roof or foundation issues
- Financially distressed homes
- Homes with mold, pest, or asbestos issues
However, Grandview will not purchase manufactured homes.
Is Grandview Homes legitimate?
Founded in Chicago in 2009, Grandview Homes maintains highly positive customer reviews and holds an A+ rating from the Better Business Bureau. The company has since expanded to Wisconsin and Ohio.
According to the company rep we spoke to, Grandview Homes offers an earnest money deposit of $10,000 at signing and 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.
FAQs about Grandview Homes
Most companies that buy houses for cash are professional real estate investors who purchase properties, fix them up, then resell or rent them out for a profit.
- Many property investors look to buy “distressed” homes (properties that need major repairs, have complex title or tax issues, or whose owners are under pressure to sell fast).
- Because investors usually pay with cash, they can close faster than retail buyers who need approval from a lender. Some can close in as few as 2-3 days after making an offer.
- Buying complicated properties fast carries a lot of risk, so investors typically pay less than you'd net on the open market to ensure they don't end up losing money on the deal.
- This tradeoff can be worth it if you need speed and certainty or can't sell your home on the open market.
- But cash investors aren't always your best or only option. We suggest trying an offers marketplace like Clever Offers, which brings you competing cash offers and other sell-fast solutions to compare so you get the best price and sale outcome.
GConsider a cash home buyer company 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. iBuyer and Bridge Loan services 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.
Most "We Buy Houses for Cash" companies are legit. But there are definitely bad actors and frauds to watch out for. Here are some quick tips that can help you avoid potential scams or predatory buyers.
- Look for an established online presence. E.g., BBB accreditation with a high letter grade; excellent customer ratings and lots of reviews (including recent ones) on third-party platforms like Google; a legitimate-looking website with info about owners, customer testimonials, and other credibility signals.
- Always request offers from more than one cash buyer. This will help ensure, at minimum, that you get a fair price and, ideally, help you net the most possible cash in the end. (Note: Clever Offers makes this process fast, safe, and easy).
- Ask for a proof of funds letter along with the cash offer. Legit and experienced cash investors should be happy to provide this to you.
- Make sure all the key details are in the contract. The earnest money deposit, sale price, closing date, and other key terms should be clearly stated in the purchase agreement. If it’s not in writing, the buyer can make last minute changes or back out of the deal and you have zero recourse.
- ⚠️ DON’T call the phone numbers on those generic “Cash for Houses” signs posted by the side of the road, especially when there are no details about the company.
- ⚠️ WALK AWAY if the cash investor or company representative is getting aggressive, pushy, or making you uncomfortable in any way.
- ⚠️ NEVER wire anyone money or give out your personal financial information without professional representation or a licensed third-party (like an attorney or title company) involved.
🚨 Important: If you or someone you know has been in contact with or possibly taken advantage of by a company you think is a scam or fraud, please (a) report it to your local police via 911 and (b) all relevant government protection agencies online:
