Mark Spain Real Estate: Is the Guaranteed Offer Worth It?

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By Jon Stubbs Updated September 28, 2023


Four-star review of Mark Spain Real Estate.

Customer reviews | Who should use Mark Spain Guaranteed Offer? | Alternatives | FAQ

What is Mark Spain Real Estate?

Mark Spain Real Estate is a brokerage that offers home selling, buying, and renting services. The company can also buy homes for cash through its Guaranteed Offer program.

Mark Spain started the firm in Georgia, and it now has offices and realtors throughout the Southeastern US.

How Mark Spain Guaranteed Offer works

  • Submit your home's details: Visit the company website and submit details about your home. The company then verifies if your home meets the program criteria.
  • Get your offer: If your home meets the requirements, you receive a preliminary offer within 48 hours. After a home inspection, the company gives you an updated offer. Depending on your home, you may qualify for multiple guaranteed offers to choose from.
  • Close on your home: If you accept the offer, you can close in as little as 21 days.

Should I use Mark Spain Guaranteed Offer?

If you need to sell quickly, it may be worthwhile to get a Mark Spain Guaranteed Offer. The company makes cash offers in about 48 hours and can close in 3 weeks.

Your home needs to meet the following purchase criteria to get an offer:

  • Single-family home built after 1960
  • Worth $50,000–650,000
  • Owner-occupied or vacant
  • Not distressed, bank-owned, or near a flood zone
  • No unpermitted additions
  • No significant foundation issues

Mark Spain Real Estate won't buy your home if it needs major repairs, you're in financial distress, or you have impending foreclosure. If you're in these situations, consider selling to another cash buyer company.

Top alternatives to Mark Spain Guaranteed Offer

Best overall

Clever Offers

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Editor's take



Clever Offers takes all the hassle out of finding cash offers and increases your chances of selling your home for top dollar. 

It's a great fit for sellers who want to sell quickly but don't have time to track down cash offers. Clever will seek multiple offers on your behalf — including lesser-known options like novation agreements and seller financing — and encourage each buyer to offer their best price to secure the deal.

If you choose, you can also get matched with a real estate agent for a professional home valuation. That way, you can compare offers against a realistic sale price.

Once you decide on an offer, Clever stays with you through the process to answer any questions and ensure the buyer follows through.


  • You get multiple cash offers on your home — for no added fees or commissions.
  • You don't have to track down reputable cash home buyers. Clever has already vetted the investors.
  • You have a dedicated point of contact to connect you with investors and walk you through the offer process.


  • Clever won't buy your house from you.
  • Some deal types (like novation agreements and seller financing) may have longer closing times.
  • Cash offers will likely be less than what you'd get selling with an agent.

Clever Offers matches you with fully vetted cash buyers in your area. Through this free service, you get to choose from multiple cash offers so you can get the best price within your timeline.

How it works: You submit a short online form, then a Clever Offers concierge reaches out to gather information on your property and discuss your options. You also get matched with a licensed agent who can provide a home valuation, which is useful in negotiating cash offers.

Our concierge then finds motivated cash buyers in your area. Once we fully vet the cash buyer to ensure they're serious about buying, we introduce them to you. You can schedule a call with the buyer whenever it's convenient.

You can continue to request more cash offers as often as you'd like. Once you're ready to move forward with a buyer, our concierge lets the other buyers know.

Clever Offers is available nationwide.

Quick closing and reasonable fees


Learn More



Opendoor is an iBuyer that uses technology to make fast cash offers on homes.

To sell your house to Opendoor, you can:

  • Enter your address online and answer a few questions about your property
  • Receive a free estimate
  • Set up a free home condition assessment
  • Get a no-obligation cash offer
  • Choose a closing date

Opendoor is available in 56 major markets in AL, AZ, CA, CO, DC, FL, GA, ID, IN, KS, MA, MI, MN, MO, NC, NJ, NV, NY, OH, OK, OR, SC, TN, TX, UT, VA, and WA.

Most flexible closing date


Learn More



Offerpad is an iBuyer operating in more than a dozen states. It can make a fast, no-obligation cash offer on your home and has a flexible closing date of 8–60 days. The offers are better than what you’d get from most other cash buyers, although still below fair market value.

Offerpad also offers free local moves and has good customer service. However, its 5% service fee will significantly add to your closing costs, and it has strict criteria for eligible homes.

Offerpad is currently available in 24 major markets in AZ, CO, FL, GA, IL, IN, KS, MO, NV, NC, OH, SC, TN, and TX.

Good for an as-is home sale

We Buy Ugly Houses

Learn More



We Buy Ugly Houses purchases homes as is. It provides a convenient solution for sellers who have homes in poor condition or need to sell quickly.

The company stands out from competitors because it’s available in many locations across the US.

HomeVestors has 1,000+ independently operated franchises across 46 states and Washington, DC.

Where is Mark Spain Guaranteed Offer available?

As of July 2023, Mark Spain Real Estate operates in the following locations:

  • Alabama: Birmingham
  • Florida: Jacksonville, Orlando, Tampa
  • Georgia: Alpharetta, Athens, Atlanta, Buford, Marietta, Stockbridge
  • North Carolina: Charlotte, Greensboro, Raleigh
  • South Carolina: Greenville
  • Tennessee: Chattanooga, Nashville
  • Texas: Dallas, Fort Worth

Mark Spain Real Estate reviews from customers

Online reviews for Mark Spain Real Estate are generally positive when discussing its traditional listing and buying agents. However, reviews about the guaranteed offer program feature more complaints and negative reviews.

Google 4.8/5 (380 reviews)
BBB 3.6/5 (85 reviews)
Yelp 3/5 (81 reviews)
Weighted avg. 4.3/5 (546 reviews)
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The company has a C+ rating with the Better Business Bureau, which is relatively low for a company of this size and reputation.

Lowered offer two days before closing

One review claimed that the company lowered its initial offer by $50,000 just two days before closing, leaving the homeowner in a tough spot just before they were about to move. The reviewer claims they did not receive an adequate explanation for the reduction.

Lapses in communication

Unresponsiveness is a common theme among reviews for both Mark Spain's traditional agent services and its guaranteed offer. In fact, most negative reviews mention difficulty in contacting agents and reps. Several reviews say that the representative would disappear after the initial contact, leaving the homeowner to use a different company.

Doesn't serve client's best interests

Several reviewers mention that company reps tried to steer them towards using the guaranteed offer even though they wanted to sell on the open market. One reviewer mentioned that they sold their home on the open market for over $100,000 more than the initial cash offer from Mark Spain.

Conflict of interest

One reviewer wrote about how once the company rep learned the homeowner had a competing offer from Opendoor, they dropped all communication. When the homeowner reached out to the company, the rep told them they should take the Opendoor offer and that Mark Spain would not be making an additional offer.

FAQ about Mark Spain Guaranteed Offer

What is Mark Spain Guaranteed Offer?

Mark Spain Real Estate is a brokerage that offers a guaranteed all-cash offer on your home. Homes must be in good condition and meet all criteria to qualify for an offer. Learn more about how Guaranteed Offer works.

Does my home qualify for a Mark Spain Guaranteed Offer?

To qualify, your home must have been built after 1960 and be worth between $50,000–650,000. The home must be owner-occupied or vacant and not distressed or bank-owned. Learn more about additional Guaranteed Offer requirements.

Who is Mark Spain?

Mark Spain founded his independent brokerage in 2016 after working as an agent for 20 years, including 5 years with Keller Williams. The Wall Street Journal named the company the number one real estate team for closed transactions for five consecutive years. In 2020, the company sold $1.4 billion in residential real estate. In 2021, the firm more than doubled that number, closing on $3.3 billion in residential real estate sales.[1]

Why you should trust us

Before writing this review, our research team spent weeks studying dozens of cash offer services. Our research process included:

  • Mystery shopping each company
  • Interviewing real estate experts
  • Conducting a spreadsheet analysis of each service provider's terms

Related reading

Article Sources

[1] Mark Spain Real Estate – "About Us". Updated 09/28/2022. Accessed 09/28/2022.

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