Grandview Homes is a regional cash buyer that acquires and resells homes in Illinois, Wisconsin, and Ohio. The company 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 offer quick, hassle-free sales. They also tend to waive the usual costs of selling a home, such as realtor fees and closing costs.
Homeowners who understand that they're going to make a significant price concession in exchange for the convenience of selling as-is tend to have a positive experience with Grandview.
If you're serious about getting a cash offer — due to time constraints or other pressures to sell — we recommend comparing Grandview's offer against a few competitors. You should also have a good idea of your home's market value, so you can make an informed decision.
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 request offers — it's free with no obligation.
Grandview Homes pros and cons
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 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, needs major repairs, is abandoned or distressed
When you need to sell NOW — either due to time constraints or just to be rid of a property that's more of a headache than it's worth — 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 from a problem property 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.
How much does Grandview Homes pay?
Grandview Homes makes offers on a case-by-case basis, but similar to other cash buyers, you can typically expect to earn about 60–80% of your home’s after repair value (ARV) — its estimated market value following improvements.
Use this calculator to estimate an investor's cash offer
*Note: This calculator provides estimates based on typical investor criteria. Actual offers may vary based on additional factors such as local market conditions, property specifics, and individual investor preferences.
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 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.
» 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. a realtor
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 — even if you'd prefer to sell your house as is. 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
📊 Key takeaways
- 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
📊 Key takeaways
- 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
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
| 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 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!” Jason Y on Google commented, “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
📊 Key takeaways
- 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
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 60–80% 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?
Grandview Homes has generally positive reviews. However, one of the morecommon complaints about Grandview Homes is that offers are lower than market value — although that's typical with a 'We buy houses' company.
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:
- Customer reviews
- Service quality
- Offer quality
- Credibility
Customer reviews
Our review analysis process includes gathering all verifiable customer reviews from 3rd party sites such as BBB, Google, Consumer Affairs, TrustPilot, and Yelp.
In addition to tallying total review counts and average customer ratings, we used AI to identify positive and negative themes related to our remaining core criteria:
- Offer quality: Whether customers are pleased or disappointed with the amount of money offered for their homes
- Service quality: Measures the ease and convenience of the process, as well as the level of support provided throughout
- Credibility: The degree to which customers report being treated professionally and ethically vs. reporting a lack of integrity on the part of the company or its representatives
To ensure an accurate depiction of the customer experience, we run every review through AI to check for mentions of each theme and tally the percentage of mentions across the entire review set.
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 examine 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 receive a high rating for offer quality.
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.
