Sundae is an auction-style marketplace allowing home sellers in CA and TX to get competing cash offers from investors. If you're strapped for cash and need to sell your house quickly, you can sell your house as is (i.e., in whatever condition its in) and close in as few as 1–2 weeks.
You won't pay any out-of-pocket fees when you sell through Sundae. Investors cover the platform fees, closing costs, and any desired improvements to the property. However, Sundae deducts an admin fee and "buyer's premium" from the winning bid amount, so you won't get the full amount the buyer offers.
While selling costs are low with Sundae, the final sale price of your property may be low as well. Even with competing bids, cash investors usually only offer about 70% of a home's estimated resale value.
Our Sundae rating
| ⭐️ Sundae: Overall score | 4.4/5 🟢 |
|---|---|
| Service quality | 4.5/5 🟢 |
| Offer quality | 4.0/5 🟡 |
| Customer reviews | 4.5/5 🟢 |
| Credibility | 4.5/5 🟢 |
Sundae reviews are largely positive. Many reviewers (even some who left lower rated reviews) were extremely pleased with the quality of the customer service, communication, and agent knowledge and experience. Many reviewers also appreciated the convenience of Sundae’s process, allowing them to sell as is while avoiding major repairs, cleanup, and showings.
However, not all Sundae reviews are positive. Most negative reviews were from home sellers who received low offers from investors and felt their homes were too far undervalued. A few older reviews also reported some spammy marketing practices, but this was not mentioned in reviews within the last year.
Is Sundae worth it?
Pros
- No need to make repairs or clean out your house
- Competitive bidding system providing multiple offers
- Fast sales with a flexible closing date between 10–60 days
- Access to $10,000 cash advance before the rest of your funds are delivered at closing
Cons
- Investors' offers will typically be well below fair market value.
- Longer wait time for initial offers compared to cash buyer companies can provide an offer within 24–48 hours
- Only available in parts of California and Texas
If you’re considering selling directly to a cash buyer, Sundae can get you multiple bids for your house in their marketplace and sell on your timeline. Sellers pay no out-of-pocket costs and can typically expect a fast closing with no stressful negotiations. Sundae also offers cash advances of up to $10,000 upon accepting an offer.
Sundae can be a particularly good choice if you're dealing with a tough situation, such as:
- An impending foreclosure
- A home that needs extensive cosmetic updates or repairs
- A rental property with bad tenants
- An unexpected life event
- An inherited home that you can't devote time or resources to
However, Sundae is definitely not right for everybody, especially if price is a top consideration. While selling costs are low with Sundae, the final sale price of your property will typically be well below what you could get listing with an agent.
Before selling to Sundae, consider reaching out to a few other companies that buy houses for cash for competing bids. Requesting offers is free, and there's no obligation to accept. Also, take time to determine your home's fair market value so you fully understand the tradeoffs of selling to a cash buyer.
You can compare options on your own or through a free cash offer comparison service like Clever Offers.
Compare offers from leading cash buyers to the sale price you'd get with an agent. Clever Offers is free to home sellers, 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.
Get Cash OffersSundae vs. alternatives
Other cash buyers
Sundae's 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 Sundae, 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 Sundae. 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 are some top alternatives to Sundae:
Customer Rating
Service Fee
Time to Close
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.
Customer Rating
Service Fee
Time to Close
Why we chose it
Pros and cons
Specifics
If you're unsure where to start, HomeLight Simple Sale helps you explore two options: Selling directly to a cash buyer or listing with an agent.
The company can get you multiple cash offers to choose from and help you close in as little as 10–30 days. However, reviews indicate that many sellers end up listing with a partner agent after finding that no investors are available in their area.
HomeLight agents have great reviews, but if you need to sell quickly — or want to avoid fielding calls from agents trying to earn your business — other alternatives may be a better fit. See our full HomeLight Simple Sale review.
Customer Rating
Service Fee
Time to Close
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.
Customer Rating
Service Fee
Time to Close
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.
» 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
If you have a little wiggle room with your timeline, finding a good agent can help you sell your home fast — and for a much better deal than the 70 cents on the dollar offered by cash buyer companies.
As an example, we spoke to Nathan Clark,[1] who leads a top-performing real estate team in Rhode Island and has helped many clients in need of a fast home sale. One of his clients had inherited a home that had previously belonged to a hoarder and needed to sell it within a week.With no time for a full rehab, Clark hired a junk removal company for $800 and had the house completely cleared out. He also had it professionally cleaned. During the prep period, Clark contacted hundreds of buyers in his database (including local investors) and invited them to drive by the home so they'd be ready to make offers when it was listed.
If listed "as is," Clark estimated that the home would have sold for about $300,000 after 30 days on the market. However, after a few days of decluttering, the sellers ended up with an offer of $350,000 within 48 hours of being listed.
If you want to sell quickly, says Clark, "Research your agent and price the home right for the market." A good real estate agent will know how to position a hard-to-sell home in your local market. Additionally, consider working with a discount real agent as an alternative to paying the traditional realtor commission. This can come in handy if you’re already taking a price cut due to the condition of your home or need to sell quickly.
Our in-depth Sundae review
Service quality
📊 Our rating: 4.5/5
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The majority of reviews mention that Sundae’s selling process is quick, easy, and stress-free, with some sales wrapping up within 10 days. For instance, this reviewer[2] wrote, “the entire process ran very smoothly, and I had no problems whatsoever.” Another reviewer[3] in October 2023 stated, “they got me a fair price from a buyer quickly.”
People also liked that there were no showings or repairs necessary as part of the process. For instance, a this reviewer[4] appreciated the ease of the process as she helped her dad sell his home. “I lived 1000 miles away. It was so overwhelming to think about downsizing, cleaning, repairs, and all the logistics. Getting a cash offer, on an as-is basis, on our timeline was unbelievable. Our representative was professional, positive, and understood my dad’s concerns and helped him navigate the bidding process.”
However, some reviewers felt Sundae's home inspection and four-day bidding period slowed down the selling process initially. In May 2023, this reviewer[5] wrote, “They wasted three days sending their rep, photographer, and home inspector just so they can have their investors offer me 200K below retail.”
Many online reviewers enjoyed working with their sales agents who were often described as knowledgeable, prompt, and helpful — especially when faced with difficult or unusual situations. For instance, this reviewer[6] in November 2023 wrote that his representative “worked with us through all the difficulties with the City of Yucaipa and [another] company. Sundae was patient with us and worked with us to finally close escrow.”
Offer quality
📊 Our rating: 4/5
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Overall, reviewers' satisfaction with Sundae's offers varied.
Some people felt they received a fair price, especially those who reported selling outdated homes or houses in disrepair. For instance, one Sundae reviewer[7] selling a home “requiring a full update” stated that she “was satisfied with the price immediately. I decided on the spot, and I signed the offer right there. There was no hassle.”
Additionally, some reviewers specifically mentioned that being in the competitive marketplace helped them receive a better offer. In January 2024, this reviewer[8] stated, “I received a way better price than I had hoped because of Sundae’s bidding platform.”
However, some reviewers were less satisfied with the offer quality. For instance, one reviewer[9] wrote in August 2022 that he was told to “expect about 60% of market value.” Another reviewer[10] in February 2022 liked that there was minimal effort needed on their part but felt they didn’t receive a serious offer. “The offer was 200K under market price. Ridiculous in a market where market cash buys are common.”
How much do Sundae home buyers pay?
Sundae will provide you an estimated offer range based on the after-repair-value of your property and other factors investors consider when sizing up a home, such as the extent of repairs needed and their anticipated resale costs. Sundae's offer range will also take into account the sale prices of similar properties that have sold on their platform.
Unfortunately, investors aren't bound to the estimates that Sundae provides, and some homes on the platform have sold for as much as $200,000 less than anticipated. A few reviews also mention offers that were lowered or rescinded altogether AFTER the sellers had already accepted.
Some Sundae customers are disappointed after finding out how much an investor made after reselling their property later on. One customer gave a one-star review after seeing their former home sell for $100,000 more than they'd been offered just six weeks earlier.
However, low offers are the norm when selling to an investor, so if price is your top concern, you might want to consider talking to a real estate agent about your options.
Sundae reviews and complaints
📊 Our rating: 4.5/5
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Sundae reviews are mostly positive. The company maintains an average customer rating of 4.5/5 from 713 online reviews across the Better Business Bureau,[11] Google,[12] Reviews.io,[13] and Yelp.[14]
Positive reviews highlighted the ease and convenience of the selling process, the professionalism of the customer service, and good communication. Less satisfied customers reported feeling like offers were too low.
✅ Convenient, stress-free selling process
Many reviews highlighted the ease, speed, and convenience of Sundae’s process.
For instance, Brenda T.[15] in November 2023 wrote, “The entire process from first contact to closing took less than 30 days.”
Michelle J.[16] was having trouble selling her home through more traditional means in January 2024, but was able to sell quickly with Sundae.
Rick I.,[17] who sold with Sundae in February 2024, wrote: “It was a smooth and easy process from beginning to end. No repairs, no showings, and no headaches! Best of all I received a very fair offer for my property and was able to move at my own pace!”
✅ Quality customer service and good communication
Many positive reviews focused on the high-quality of customer service, good communication, and rapid responses to questions. Additionally, agents were often described as knowledgeable and professional.
For instance, Soraya Y.[18] in February 2024 described her agent as “great to work with. He was on top of everything with listing my rental property for sale. He negotiated a great price.”
In March 2024, Don C.[19] wrote: “From start to finish, the experience with [agent] and team was an absolutely no stress experience. Communication was top rated and they were professional, friendly, and easy to work with.”
Michelle K.[20] appreciated the transparency of the process and ongoing communication. In May 2023, she explained her experience as, “refreshingly simple, streamlined, and I closed with no surprises.” She also wrote that Sundae's company rep kept her “updated and feeling safe and secure throughout the process. Everything was explained and upfront. No hidden “fine print” anywhere.”
✅ Fast closings
Many reviewers reported selling and closing on their homes quickly and painlessly.
For instance, David H.[21] wrote that he had “a quick and easy cash sale with a 10-day escrow. Sundae took care of all belongings left behind so I was able to walk away with no worries.”
❌ Offers from investors were too far below fair market value
The quality of offers appears to vary with some reviewers feeling they received a fair price, while others reported offers from investors were well below expectations.
For instance, CJ S. wrote on 01/05/2023[22] that, “I really wanted to like Sundae. The people that I spoke with were great. Their investors, however, offered me almost 80K below market value on my house.”
Home seller Jonathan S.[23] also felt that offers from investors were well below market value: “Our home is valued between $275k-$310k. Sundae offered us between $138k-$176k, even after we showed them we had updated both bathrooms and installed a new HVAC system.”
Credibility
📊 Our rating: 4.5/5
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Launched in 2018, Sundae's[24] marketplace boasts a network of 2,600 investors. After early expansion into five U.S. states, it now operates only in major metros in California and Texas.
While its footprint has shrunk in recent years, Sundae continues to receive positive reviews from its customers. The company has more than 700 verified customer reviews and an A+ BBB accreditation rating. The company also earned the endorsement of talk show host Dr. Phil.[25]
Past customers have praised the company's transparency in setting expectations — including providing an estimate of the offer range a home seller can expect on their platform.
In March 2023, for example, a reviewer on BBB[26] said, “Sundae is so informative and transparent in what they do, how they do it, and what you the seller should expect… Yes, I didn’t get market value. But with zero fees, no clean up, and no looky loo’s trafficking your home, Sundae makes the process so smooth.”
While offers still sometimes fall short of expectations, sellers can halt the selling process at anytime up until closing, so there's no obligation to move forward with an offer you don't like.
Are Sundae home buyers legit?
Home buyers on Sundae's marketplace are legitimate real estate investors who bid on investment properties and purchase them for cash.
To access Sundae's marketplace, investors go through a self-service vetting process that includes providing a social security number or speaking with an onboarding agent to confirm their identity.
However, Sundae does NOT require investors to provide proof of funds or evidence of prior real estate investments.
Sundae does enforce a zero-tolerance policy when it comes to investors reaching out directly to sellers or driving by a property without a seller's permission. Any user who does so will be dismissed from the platform.
How does Sundae work?
If you're interested in receiving offers from Sundae's home buyers, the process is simple:
- Submit your information. Start by submitting basic information about your property online or by phone to see if your property is eligible.
- Sundae prepares your listing. During this phase, Sundae will visit your property, make a 3D video tour, and conduct a home inspection. Your local Market Expert will prepare your listing for auction for you. Once your home is posted on Sundae's marketplace, investors can begin bidding. All bids are non-contingent, cash offers — meaning the buyer can't back out after entering into a purchase contract. If they do, they'll forfeit the $20,000 deposit they're required to put down on the home.
- Review offers. After only a few business days, you can review the highest offer. Offers are valid for three business days. All marketplace offers are non-contingent cash offers in as-is condition. The offer you see will be the final amount, minus any liens or mortgage that you owe. Most investors pay with cash, but some finance the purchase using a non-traditional mortgage so funds are available faster.
- Close the deal. Once you sign a contract with the investor, you can receive a $10,000 cash advance from Sundae to help with any expenses if you’re eligible. You can expect to close in as little as 10 days or as long as 60 days, depending on your timeline.
What types of homes are eligible for Sundae?
Sundae accepts homes in almost any condition, including those in extreme disrepair. Sundae assists you in selling your home as-is, even if it has structural damage. It’s typically more open to a wide range of conditions in comparison to some other cash buyers.
Sundae will work with sellers facing the following situations:
- Out-dated properties
- Homes needing repairs
- Houses with structural issues
- Unpermitted work or condemned homes
- Damage from natural disasters
- Financial distress including foreclosure
- Inherited properties
- Vacant or problematic rental homes
- Unexpected life events, including divorce
Does Sundae charge any fees?
Sellers pay zero fees when using Sundae.com to sell their home — not even for the inspection. Instead, all expenses — including closing costs — are shifted to the buyer. This includes a $1,000 admin fee and an undisclosed "buyer’s premium" that's deducted before you see an offer.
However, what sellers save in fees, they'll probably more than make up for in lost profits.
Investors on platforms like Sundae look to buy low to avoid losing money when they take on the risk of a home flip. Their offers will reflect:
- The amount of profit they think they can get from a home, weighed against the amount of time, effort, and risk involved in doing the repairs and remodel
- The amount of work that needs to be done (based on the photos, virtual tour, and inspection report included on the online property profile
- How much they'll pay in buyer's fees and closing costs
Because buyers assume all of the costs of doing business on Sundae's marketplace, you can typically expect offers that are well below market value for your home.Some sellers may be better off seeking offers from cash buyers directly or using a service like Clever Offers to shop competing offers from a variety of different platforms.
How does Sundae's marketplace work for investors?
Sundae.com offers investors three membership tiers:[27] Essential, Edge, and Edge+.
Sundae's Essential plan lets you view all properties listed on its marketplace, but you can only bid on homes located in your primary market, which you select when you sign up.
While the Essential plan is free for investors, you won't have access to a lot of the site's more useful tools — such as insights that show you how your offers compare with other investors on the marketplace.
Investors with the $159 Edge plan get bidding rights in three markets and access to all of the site's tools and features. For $399, Edge+ offers the same features as Edge, but gives investors the ability to bid in any of Sundae's markets nationwide.
Signing up
Sundae's investor memberships can be purchased on a monthly or annual basis, with a 20% discount if you pay the annual membership fee up front.
When you sign up for a membership online, you'll need to verify your identity by providing your contact information and Social Security number. You can also be onboarded over the phone if you don't wish to submit sensitive information online.
» COMPARE: Sundae's investor marketplace vs. DealMachine
Bidding process
Once Sundae approves your account, you can start searching for and bidding on active listings, which will include property information, photos, a 3D tour, a third-party inspection report, and the seller's asking price. In some cases, sellers might also choose to hold an investor showing leading up to the three-day auction period.
If your bid on a home ends up in the top three, you'll work with Sundae to write up a purchase agreement and send it to the seller to review. If your offer is chosen, you'll need to put down a $20,000 non-refundable deposit to hold the home.
Investors who use Sundae to bid on properties are responsible for all transaction costs, including:
- 5–7% buyer's fee, which varies by property value and market
- $1,000 admin fee
- Buyer and seller closings costs
- $250 per day late fee for any closing delays requested by the buyer
- All expenses related to repairs, cleaning, and removal of personal items from the property
Sundae Funding
In 2022, Sundae launched Sundae Funding to help investors finance their purchases.
The company claims to offer investors competitive rates and quick pre-approvals, with underwriting documents reviewed only once a year.
In addition to financing the purchase price, Sundae Funding can also cover remodeling and construction costs. For members who use Sundae Funding to close a deal on Sundae's marketplace, the company promises five-day closings and waives late fees for any financing delays.
Sundae locations
Sundae provides off-market listing services in 10 major metros across California and Texas. It has a much smaller footprint than many other cash buyers, such as national “we buy houses” brands. So if you need cash right away — and don’t live in one of Sundae’s service areas — you might want to look into a competitor.
FAQ about Sundae Real Estate
How quickly can Sundae close on my house?
Once your home is listed on Sundae's marketplace, you'll receive your offers within four days. You can expect to close in as little as 10 days or as long as 60 days, depending on your timeline. Learn more.
Is Sundae a rip-off?
Sundae is a legitimate marketplace that helps home sellers attract cash offers from investors. Reviews of Sundae praise its end-to-end customer service (including a cash advance) and ability to drive relatively competitive offers from investors. However, some customers complain that offers are way lower than expected. Read what customers have to say about Sundae!
Are there fees for selling to Sundae?
There are no fees for using Sundae, and you'll also get to skip closing costs. However, it's important to keep in mind that investors typically pay 50–70% of a home's fair market value — so even with these savings, you still might earn less than you could on the open market. Compare Sundae to other companies that buy houses for cash.
Methodology
We evaluate each company that buys houses for cash based on four core criteria and create a weighted score:
- Service quality (20% of final score)
- Offer quality (20% of final score)
- Customer reviews (20% 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.
