Grandview Homes Review

Grandview Homes 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 2009 and has mostly positive ratings from home sellers — averaging 4.5 out of 5 across 262 online reviews. Home sellers receive up to $10,000 in earnest money and reps provide a breakdown of how they arrive at their offer price — all good trust signals. 

Even with Grandview's solid reputation, it’s smart to compare its offer with a few others before settling. You may find that Grandview's is the best deal on the table or that another company is able to offer more. Either way, you won't be left wondering how much more you could have gotten.

To save yourself some time, consider starting with Clever Offers. With Clever, you can compare legitimate cash offers from top-rated iBuyers, local investors, and more. Recent sellers who compared offers with Clever saw an average price gain of +$66,735. Submit a quick form to find your best offers — no added fees or pressure to move forward.

Is Grandview Homes worth it?

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 haircut off your potential sale price for the ease of being able to walk away and leave the work to someone else. Cash buyers like Grandview Homes need a steep discount off their purchase price in order to earn a profit when they sell a home at market value later on. 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.  

Does Grandview Homes make good offers?

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 70–75% 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 25% off the retail value may seem like a steep price cut, 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 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 reviews and complaints

Grandview Homes reviews are overwhelmingly positive. The company has a weighted average customer rating of 4.5 out of 5 across 262 online reviews on BBB, and Google.

What recent Grandview Homes customers have to say

We analyzed 151 Seller's Advantage reviews (all reviews since 2023) across 88.7% are positive. 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.

How does selling to 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,[1] 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.[2] 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.[1]
• Get a cash advance. One perk that sets Grandview Homes apart is that it offers up to $10,000 as a cash advance[3] 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.

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[1] 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.)

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 to evaluate an offer from Grandview Homes

Because there’s no fee to seek a cash offer from Grandview Homes — or obligation to accept it — it doesn't hurt to request an offer to compare against a few others. 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 investor Brian Harbour, Senior Acquisition Manager at Real Deal Home Solutions. “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,” says investor Charles Chandler. “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.”

• Remember that 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 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.

FAQs about Grandview Homes

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About our reviews

Our review 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 run all available reviews through AI to identify the most common positive and negative themes mentioned across the entire review set.

Whenever possible, we also talk directly to customers, company reps, and industry professionals (such as real estate agents) who have firsthand experience with the company.

For our MarketPro Homebuyers review, we consulted the following sources:

• Brett Johnson, Owner, New Era Home Buyers
• Charles H. Chandler III, CEO and co-founder of My Tennessee Home Solution,
• Brian Harbour, Senior Acquisition Manager at Real Deal Home Solutions
• We also reached out directly to the Grandview Homes team, but they declined our request for comment