Grandview Homes Review: Is Its Cash Offer Worth It?

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By Franklin Schneider Updated May 6, 2024
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Edited by Katy Byrom

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Grandview Homes is a legitimate regional cash buyer company that acquires and resells homes in Illinois, Wisconsin, and Ohio.

The company is known for providing a fast, stress-free sale process, delivered by professional employees. Grandview often returns firm cash offers within 24 hours of requesting an inspection and can close a sale in as little as as 7–10 days.

Our Grandview Homes rating

⭐️ Grandview Homes: Overall score4.3 🟢
Service quality4.5 🟢
Offer quality4.0 🟡
Customer reviews4.5 🟢
Credibility4.5 🟢
Show more
Ratings based on 1–5 scale, with 5 being the best. Learn more about our methodology.

Grandview Homes offers a fast, frictionless sale process, and will buy homes in nearly any condition, including homes that have serious issues

Customer reviews for Grandview are generally positive, but a few negative reviews mention low offers.   

While you could almost always get more money if you went through a realtor (especially one who charges low commission rates), companies like Grandview offers speed, simplicity, and convenience. They also tend to waive the usual costs of selling a home, such as realtor fees and closing costs.

Sellers who understand that they're going to have to make significant price concessions in exchange for the convenience of selling a house as-is tend to have a positive experience with Grandview the vast majority of the time.

Is Grandview Homes worth it?

Pros

  • Receive a guaranteed cash offer in as little as 24 hours and close on your timeline
  • Grandview covers closing costs and pays $10,000 immediately upon signing the contract
  • Sell your home in any condition and leave behind the items you don't want

Cons

  • Offers will likely be well below your home's potential market value
  • Offers are generally take-it-or-leave-it
  • A few negative reviews mention a lack of follow-up after requesting an offer

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

  • You have to relocate immediately for a new job, etc.
  • You’ve inherited a home that you want to sell quickly
  • You have a poor-performing investment property you're looking to offload
  • You have a home that’s in poor condition, needs major repairs, is abandoned or distressed

On the other hand, Grandview Homes probably isn’t your best option if you want to get the best possible price for your home. Offers from 'we buy houses' companies like Grandview generally fall in the 60-75% range of a home's after repair value (ARV) — its estimated resale value, minus the cost of any intended improvements. 

To get the best deal you can, we recommend comparing Grandview Homes to similar companies that buy houses for cash

You should also have an idea of your home's market value, so you can make an informed decision on any offer you receive. Many agents are willing to provide a comparative market analysis for free.

Take the guesswork out of selling your house

Compare multiple offers from trusted cash buyers to the sale price you'd get with an agent. Comparing offers is free, and there's no obligation to move forward. Simply tell us about your property, and we'll do everything we can to get you the best possible price for your home.

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Grandview Homes vs. alternatives

Other cash buyers

Grandview Homes' main competitors include other 'We Buy Houses' companies, iBuyers, and cash offer networks.

'We buy houses' companies include nationwide franchises like We Buy Houses and local house flippers that operate on a smaller scale. Like Grandview, they'll buy properties in almost any condition, and many of them can also close in as little 1–3 weeks.

iBuyers like Opendoor will likely pay closer to market value than Grandview Homes. But they have stricter purchase criteria, higher fees, and limited locations.

Cash offer networks like Clever Offers source cash offers from multiple local buyers, which could lead to a more competitive sale price and better terms.

Here's more detailed information about some of the top alternatives to Grandview Homes.

Company
Customer Rating
Type
Best for
Offer Rating
Best overall
5.0
3,162 reviews
National cash offer network
Multiple offers, vetted investors
Most competitive
Compare Offers
On listwithclever.com
Fair offers, hassle-free sales
4.3
3,801 reviews
iBuyer
Fair offers, hassle-free sales
Most competitive
Learn More
On listwithclever.com
Fast sales, professional service
4.6
307 reviews
Franchise cash buyer
Fast sales, professional service
Average
Learn More
On listwithclever.com
Specializing in hard-to-sell properties
4.5
1,996 reviews
Franchise cash buyer
Hard-to-sell properties
Average
Learn More
On listwithclever.com
Best overall

Clever Offers

Compare Offers
On listwithclever.com
5.0
3,162 reviews

Service Fee

None

Time to Close

Varies

Why We chose it

Pros and cons

Specifics

Clever Offers helps you find and compare offers from leading cash buyers in your area — all with a proven track record of ethical dealings with home sellers. 

Because Clever's network includes local/national investors, iBuyers, and agents with experience listing homes as is, you get a range of offers to choose from — including alternative deal types that deliver a higher payout over time. 

The 5-star rated company gets top marks for helping you make an informed decision without pressuring you to move forward. See our full Clever Offers review.

Pros

  • Multiple competing cash offers
  • Vetted investors with proven success/funding
  • Explore alternate offer types that may fetch a higher price

Cons

  • Legal review of contracts still advised
  • Some deal types have longer timelines
  • Cash offers may still be below market value

Offer Process: After a brief discussion about your property, Clever walks you through your options and reaches out to buyers who can offer a solution. Buyers contact you directly with offers, which you can accept or reject without obligation. Clever provides full support through closing to resolve any concerns or questions. Learn how Clever Offers works.

Closing Timeline: Most cash buyers can close in 1–3 weeks, but will work with you if you need longer. Some deal types may have longer closing timelines.

Fees and Costs: Clever's service is free for sellers - investors pay Clever a small percentage of the final sale price if a deal closes. If you opt to list your house instead, you can save on realtor commissions through Clever's top-rated agent network.

Purchase Criteria: Almost any property is eligible, since Clever works with multiple types of cash buyers.

Locations: Clever Offers is available nationwide, but offer selection may be limited in more rural areas.

Fair offers, hassle-free sales

Opendoor

Learn More
On listwithclever.com
4.3
3,801 reviews

Service Fee

5%

Time to Close

14–60 days

Why we chose it

Pros and cons

Specifics

Opendoor is for home sellers who want to skip the hassles of a traditional home sale — without sacrificing too much on price.

You can get an initial offer within 24–48 hours, choose your closing date, and skip repairs and showings. The company also pays much closer to market value than traditional house flippers.

Opendoor does charge a 5% service fee, and some customers complain that final offers are lower than initial estimates. See our full Opendoor review.

Pros

  • Pays closer to market value than flippers
  • Convenient selling process and quick inspections
  • Flexible closing windows

Cons

  • Repair costs can significantly reduce offers
  • 5% service fee, on par with realtor commissions
  • Strict purchase criteria

Offer process: Submit your property info online and get an initial offer within 48 hours. Following a brief virtual/exterior inspection, you’ll get a final offer, which may be lower. You can accept your cash offer, choose to list it with an Opendoor agent, or walk away. Learn how Opendoor works.

Closing timeline: You can choose a closing date 14–60 days after receiving your final offer. On your move-out day, you’ll need to provide photos of the property.

Fees & other costs: Opendoor charges a 5% service and closing costs of ~1%. Repair estimates will be deducted from your offer and can vary a lot, from less than 1% to over 5%.

Locations: Opendoor is currently available in 53 major markets in AL, AZ, CA, CO, FL, GA, ID, IN, KS, MA, MI, MN, MO, NV, NJ, NM, NY, NC, OH, OK, OR, SC, TN, TX, UT, VA, and Washington, DC.

Purchase criteria: Only single-family homes, townhomes, certain condos built after 1930, valued between $100,000 and $600,000 (up to $1.4 in some markets), and on a maximum lot of 1 acre (2 in some markets). Must be owner-occupied without any serious issues.

Did you use Opendoor? Leave a review for the chance to win a $250 Amazon gift card.
Fast sales, professional service

We Buy Houses

Learn More
On listwithclever.com
4.6
307 reviews

Service Fee

None

Time to Close

7–14 days+

Why we chose it

Pros and cons

Specifics

We Buy Houses is a solid choice if you need to sell fast or have a home that’s difficult to sell. You don’t need to worry about repairs and can close extremely quickly, sometimes in just a week.

The company has been around since 1997, carefully vets its investors' reputations, and is available in most of the U.S. 

Franchise owners have a high degree of independence when it comes to the types of offers they can make. While the customer experience may vary between locations, most offices maintain above-average ratings. See our full We Buy Houses review.

Pros

  • Fast offers (24–48 hours) and closings (7-14 days)
  • No commissions, fees, or closing costs
  • Vetted, reputable investors

Cons

  • Pay below market value
  • Offer is typically take it or leave it
  • Customer experience may vary location

Offer process: Submit information about your property and a company rep will come to your house. You’ll receive a no-obligation cash offer within 24-48 hours following the inspection, which you're free to accept or reject. Learn how We Buy Houses works.

Closing timeline: You can close in as little as seven days and you can choose your own closing date. Money will be deposited in your account in as little as ten days from signing the purchase agreement.

Fees & other costs: Typically there are no fees, closing costs, or realtor commissions. However, if you already have a realtor, you’ll likely need to pay their commission (typically 2.5–3%).

Purchase criteria: Franchise licensees can make offers on nearly any property, regardless of the condition, but most will not purchase mobile homes.

Locations: We Buy Houses has 200 offices across 30 U.S. states and Washington, DC.

Did you use We Buy Houses? Leave a review for the chance to win a $250 Amazon gift card.
Specializing in hard-to-sell properties

We Buy Ugly Houses

Learn More
On listwithclever.com
4.5
1,996 reviews

Service Fee

None

Time to Close

3 weeks+

Why we chose it

Pros and cons

Specifics

We Buy Ugly Houses / HomeVestors will purchase homes that most other buyers won't. The company makes near-instant offers and it buys homes as-is, so you don’t need to worry about repairs or cleaning.

As a franchise company, service quality can vary between locations. Most locations maintain positive customer ratings, but the company recently received bad press for the questionable sales tactics employed by some of its licensees. 

The company's broad availability makes it a viable choice for home sellers with limited options, but we strongly suggest comparing at least 2–3 other offers before entering into a contract. See our full We Buy Ugly Houses review.

HomeVestors (the parent company of We Buy Ugly Houses) is a national cash buyer made up of independently owned and operated local franchises.

Each franchise can provide an initial offer within 48 hours and close in as little as 3 weeks. However, home sellers typically only receive about 70% of their home's value.

While many We Buy Ugly Houses locations have positive customer reviews, others have more complaints. Some people have accused the company of predatory practices targeting homeowners in financial distress.

Pros

  • 24-48 hour offers, 3 week closings
  • Many franchises have high customer ratings
  • Buys homes in any condition

Cons

  • Typically offer 70% of potential home value
  • Inconsistent reviews across locations
  • Company has been accused of preying on distressed homeowners

Process: Submit your property information to your local We Buy Ugly Houses office and schedule an inspection. Within 24 hours of the inspection, you’ll get a no-obligation cash offer. If you accept, you choose your closing date. See how We Buy Ugly Housesworks.

Closing timeline: Closing is flexble and can usually be completed 2–5 weeks from when you accept the offer. 

Fees & other costs: There are typically no commissions, fees, or closing costs. But if you already have your own realtor, you may have to pay them their listing fee (usually 2.5–3%).

Purchase criteria: Almost any property is eligible, including inherited properties, short sales, distressed homes, and some commercial properties. Typically will not purchase mobile homes.

Locations: We Buy Ugly Houses has over 1,000 independently operated franchises spanning 46 states and Washington, DC.

Did you use We Buy Ugly Houses? Leave a review for the chance to win a $250 Amazon gift card.

» 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.

Traditional realtor listing

A traditional sale with an agent may be the best option if you have a more flexible timeline and the resources to prep your home for listing.

You'll almost always get a higher sale price when you sell on the open market. Your realtor will do a comparative market analysis (CMA) and use their local market expertise to help you price your home competitively. And if you find a real estate agent experienced with fast sales, they can help speed up the process if a fast closing is your priority.

While the average real estate commission for a listing agent is 2.5–3%, you can find a top low-commission realtor who provides full service for 1.5%. This can lead to thousands more dollars in your pocket, which is especially helpful if you're taking a lower sale price because of your home's condition or your short selling timeline.

Our in-depth Grandview Homes review

Service quality

📊 Our rating: 4.5/5
  • Grandview Homes gives cash offers within 24 hours and can close in as few as 3 weeks
  • Multiple reviews mention Grandview's a seamless process, including the ability to leave unwanted things behind
  • Employees are generally professional and responsive

    In general, Grandview Homes sends an employee to inspect a home very quickly after initial contact, and extends a cash offer within 24 hours of the visit. If the offer’s accepted, they’ll produce a contract within a day, provide a $10,000 earnest money deposit, and close in a few weeks or less.

    Some reviewers said that Grandview either didn’t respond to their requests for an offer, or responded after weeks or even months. However, most reviewers had a positive service experience, praising Grandview as a "convenient and easy way to sell a home."

    For example, this Google review summarizes a typical customer experience with Grandview: 

    "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."

    Offer quality

    📊 Our rating: 4/5
    • Grandview makes cash offers within 24 hours of inspection and, if the offer is accepted, will produce a contract the same day
    • While some customers complain of low offers, most claim that offers are fair and higher than competitors'
    • The company will buy homes in any condition

    We assessed Grandview Homes’ offer quality by comparing the range of their offers with other similar cash buyers, as well as looking at the ease and transparency of their assessment process. 

    When you reach out to Grandview for an offer, they will send a Buying Specialist to your home to do a thorough assessment. The company rep will show you exactly how they arrive at their offer price, leading most homeowners to say that the offers are fair. 

    A company rep told us that if you like the offer, they can generally produce a contract within 24 hours and will provide an earnest money deposit to seal the deal.

    While a few customers complain that Grandview's offer was lower than market value — and occasionally lower than other companies they contacted — many more reviews mention that Grandview's offer beat out several competitors. 

    Additionally, Grandview will buy almost any home — including homes with fire damage or extensive clutter due to hoarding. The only homes they won't accept are mobile/manufactured homes.

    Grandview Homes customer reviews and complaints

    📊 Our rating: 4.5/5
    • Customer reviews are overwhelmingly positive
    • Sellers often noted a fast, efficient process
    • Negative reviews mention the occasional lack of communication following an offer request

    Grandview Homes reviews are mostly positive, with an average customer rating of 4.6 out of 5, based on 198 reviews across Google and the Better Business Bureau. 

    Positive reviews mentioned a fast, smooth sale, 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 sale process

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

    In January 2024, Kris P. on the Better Business Bureau said “The whole selling process from the initial offer to the closing was so easy!” And a month ago, Jason Y on Google said “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. 

    In March 2024, Arlene I. said on Google, “You are in constant contact with your Grandview team from start to the close of your home.” And in the last month, Michele S. on Google said, "they came same day I called. Gave an estimate within 24 hours.” 

    ✅ Reasonable cash offers

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

    For example, on Google, home seller Ken Adams had this to say: "I contacted 8 different companies to get offers on my dad's house. Grandview was the most professional, and had the best offer!"   

    ❌ 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. 

    Recently, Google reviewer Kenneth S. noted that comps valued his home at $515,000, but Grandview’s offer came in at only $350,000. Stephen V. on Google said that online sources valued his home at $325,000, but Grandview only offered $166,000.

    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.  

    ❌ Lack of follow up on offer requests

    Occasionally, reviewers said Grandview dropped the ball on communication. 
    Maureen O, writing on Google six months ago, requested an assessment on her home, but Grandview didn’t contact her until months later. Jamie H. on Google had a similar complaint last year, saying the Grandview employee promised to give him a new offer after rechecking the comps, but ghosted him instead.

    Credibility

    📊 Our rating: 4.5/5
    • Grandview Homes offers a very quick, frictionless sale process, if you’re not concerned about price
    • Grandview offers sellers a $10,000 earnest money immediately upon signing the contract and will also provide proof of funds upon request
    • Some reviewers complained about a low offer, but Grandview is transparent about how it arrives at its offer price

    Founded in 2009, Grandview Homes maintains highly positive customer reviews and holds an A+ rating from the Better Business Bureau. Since being founded in the Chicago area, Grandview has expanded to Wisconsin, and has opened an office in Ohio — all while steering clear of scandals. 

    While scattered negative reviews complain that Grandview’s offers can be well below market value, there’s no indication of deceptive or unethical practices. The company is fairly transparent about its offers.

    According to the customer rep we spoke to, they also offer a reasonable 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.

    How does Grandview Homes work?

    Selling your home to Grandview Homes is fairly straightforward. Typical steps include:

    • Contact Grandview via online contact form, phone, or email
    • A Grandview representative will visit your home for an inspection
    • If your home meets Grandview standards, you’ll receive an offer within 24 hours
    • If you accept the offer, they’ll get you a contract to sign the same day and provide a $10,000 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 other cash investors, you can typically expect to earn about 60-75% of your home’s after repair value (ARV) — its estimated market value following improvements. 

    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 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.

    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.

    Grandview Homes locations

    Grandview Homes currently operates in Illinois, Wisconsin, and Ohio. Major markets include Chicago, Milwaukee, and Cleveland.

    FAQs about Grandview Homes

    Is Grandview Homes legit?

    Yes, Grandview Homes is a legitimate real estate company founded in 2009 by Ken Bernhard and Tom Detelich. The company buys houses for cash in any condition or situation. It currently serves home sellers in the Greater Chicago, Milwaukee, and Cleveland areas.

    How much does Grandview Homes pay for houses?

    Investors behind companies like Grandview Homes generally pay 60–75% of a home’s fair market value. The offer you get factors in estimated expenses: repairs, maintenance, cleaning, and staging. However, the company generally covers all closing costs and lets you avoid paying realtors fees since you'll be selling to them directly.

    What are Grandview Homes complaints?

    A common complaint about Grandview Homes was about low offers — 50–75% of market value — though that's a typical offer with a 'We buy houses' company. Grandview Homes has generally positive reviews.

    How does Grandview Homes work?

    You’ll schedule a time for a Grandview Homes rep to visit your home, and you’ll get an offer as soon as 24 hours later. You can close on the sale within 7–10 days of accepting the offer and leave any unwanted items behind.

    Methodology

    We evaluate each company that buys houses for cash based on four core criteria and create a weighted score:

    • Service quality (30% of final score)
    • Offer quality (20% of final score)
    • Customer reviews (30% of final score)
    • Credibility (20% of final score)

    Service quality

    Customer experience. We rely on secret shopping and fact-checking interviews with company representatives to look for indicators that the company is professional, communicative, customer-focused, and ethical in its dealings with customers. We verify this information against customer reviews and interviews with past customers or professionals (realtors, former employees) who have had direct experience working with the brand. 

    Offer quality

    Price. While nearly all cash buyers pay less than market value for homes, we look at how competitive the company's offers are compared to similar companies.

    Purchase criteria. We also look at the company's purchase criteria to see how flexible and accommodating they are in making offers. Companies that offer a fair price for homes that other buyers won't purchase can still get a high rating for offer quality.

    Customer experience

    Review analysis. We perform an in-depth analysis of all the available customer reviews to determine trends. We break down the reviews by theme and sentiment, and filter out spam reviews to determine our rating.

    Company responsiveness. Negative reviews are part of doing business; however, we take note of whether a company is actively involved in resolving customer complaints.

    Credibility

    Trust signals. We look at how long the company has been in business, the number of verified customer reviews it has, how willing the company was to answer questions about their business model when we contacted them, and how easy it is to find detailed information on their website — including the names and contact details of specific team members. We also look at customer reviews indicating whether the company acts with honesty and integrity in their business dealings. 

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