Grandview Homes is a regional cash home buyer that purchases houses for cash in Illinois, Wisconsin, and Ohio. It offers quick, as-is sales — often closing in 10 days or less.
Many sellers appreciate the convenience and certainty of a guaranteed offer, especially if they’re facing repairs, foreclosure, or relocation. But as with most “we buy houses” companies, that speed usually comes at a price — Grandview’s offers are often below what your home could sell for on the open market.
⚡ Before accepting a single offer, compare it against other options. Clever Offers helps you source offers from vetted local and national investors, allowing you to choose the best price and terms for your home. It’s fast, free, and there’s no obligation — you can even close in as little as 7 days. Compare cash offers today!
Grandview Homes reviews summary
- ⭐️ Grandview Homes has an average rating of 4.5 based on 262 online customer reviews.
- 🧰 The company specializes in helping homeowners who need to sell fast, want to avoid putting their house on the market, or are selling inherited or distressed properties needing repairs or updating.
- 📍 Availability: Statewide in IL, OH, WI
- 💰 Grandview homes charges no fees to sellers and offers a $10,000 earnest money deposit following a signed contract
- 🚩 The company was founded in 2009 and is BBB accredited.
Who Grandview Homes works best for
Based on reviews for Grandview Homes, the company can be a great fit for sellers who need a fast home sale, especially for distressed, inherited, or hard-to-sell properties.
The company provides a guaranteed cash offer within 24 hours of viewing the property and can close in as few as 10 days — covering the closing costs and eliminating the need to pay a realtor. The company also purchases homes as-is, including:
- Distressed, vacant, or damaged properties with foundation issues.
- Houses with mold, fire damage, or water damage concerns.
- Sellers facing foreclosure, divorce, or other financial difficulties.
If you accept Grandview's offer, they'll provide up to $10,000 in cash upfront to help cover moving expenses, bills, or other immediate needs.[1] Sellers can counter the initial offer if they believe their home is worth more (although there's no guarantee that Grandview will budge on price). Plus, closings are flexible and can be scheduled around your preferred timeline.
However, there are a few drawbacks to consider. Like most cash buyers, Grandview typically pays less than what you could get on the market — and not just the amount that you'd pay a realtor. Some customers also mention difficulties getting anyone to return their call, which can lead to frustration if you're on a tight timeline.
Who Grandview Homes doesn't work best for
Grandview Homes probably isn't the best choice for sellers who want to:
- Want to maximize their sale price
- Have a market-ready home in good condition
- Prefer personalized service and a traditional selling experience
Like most cash buyer companies, you often can get a better sale price through a conventional sale with a local low-commission real estate agent.
Some reviewers claimed they got a better deal from competitors. So you may want to compare offers to ensure you get the most from your home sale.
Grandview Homes: How it works
Grandview Homes has a simple, streamlined selling process. To sell with Grandview Homes, you should:
- Contact Grandview Homes through the website, phone or email
- Complete an initial inspection (often within 24 hours)
- Receive a guaranteed cash offer within 24 hours if the home is accepted
- Get a contract the same day, including a $10,000 advance payment on signing
- Close within 10 days (or later, if you prefer)
Grandview Homes buys single-family homes, townhomes, and condos as-is, in any condition. It doesn’t buy manufactured homes.
Grandview Homes: What customers are saying
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 4.9 | 100 |
| 4.3 | 162 | |
| Weighted Average: | 4.5 | 262 |
Grandview Homes reviews are positive overall. Customers consistently praise how efficiently and professionally the sale is handled, with may satisfied customers reporting closing in less than a month. Reviewers also appreciate how hassle-free the process is, especially those selling distressed homes or those who wanted to leave items behind.
Sold mother's condo, process was very easy, people were great to work with. Accepted offer was 90% of what a realtor was projecting as a starting point. Grandview did accept a counteroffer in my case. Highly recommend if you don't want to go through all the steps necessary with realtor...
I had the situation where a relative had died and left the home for me...The house needed to be gutted and remodeled. I looked at what the house was worth based on Zillow and received an offer right in the midway point they were showing. The offer is As Is, so no worrying about inspections that may impact the deal... It's definitely a win-win situation for distressed homes.
Many sellers say Grandview Homes made the selling process simple and transparent, and several note that they received fair offers and professional service.
We recently sold a home through Grandview and were extremely pleased with the entire process. Everyone we dealt with was very professional and patiently explained each step to us. We received a very fair price for our property and would not hesitate to use them again in the future.
I was facing a very stressful, difficult situation to sell my father's condo after he passed. The team at Grandview Homes made everything easier. Their very professional and caring team were both understanding and available to answer all questions throughout the process...Many thanks!
The handful of negative reviews mentioned issues with communication or occasional missed follow-ups. However, many satisfied customers reported clear, honest communication with staff, so the experience may vary by location.
Some negative reviews expressed frustration with Grandview Home’s spotty communication. Complaints focused on difficulties with people getting back to them, stretching out the process.
Disappointed, my Father passed and asked GRANDVIEW to look at the home, took 2 weeks of trying to get a hold of them after they did the walk thru, only to tell me they weren't interested in the property.
Some reviewers said they received offers that were lower than expected. However, this is a common experience with most cash home buyers and not unique to Grandview Homes.
Just had them look at another home that the Grandview person showed the comps at $515,000. Their offer came in at $350,000. I knew they were low ballers but "their fair cash offer" simply does not exist.
Grandview Homes pros and cons
Pros
- No commissions or closing costs: While offer prices are lower, so are selling costs, which can make the offers seem reasonable for hard-to-sell homes
- Buy homes in any condition: You can walk away from the repairs and even leave old furniture or junk behind
- Fast closing: Grandview Homes offers a flexible closing timeline, but can deliver cash in as little as 10 days if needed
- $10,000 upfront payment: As an added incentive, you can unlock up to $10,000 right away to help with moving and other costs
Cons
- Offers below market value: Like most cash investors, Grandview will factor anticipated rehab costs and desired profit into the offer price
- Complaints about communication: Some sellers claim they didn't get a return call for several weeks, if at all
Cash offer alternatives to Grandview Homes
If you're exploring cash buyer options, it's important to compare offers from a few different companies before accepting an offer — simply to ensure you're getting the best terms for your situation. Other companies may offer a higher price, faster closing timeline, a higher earnest money deposit, or more flexibility with the move out date.
| Company | ⭐️ Avg. customer rating | ✔️ Best for | 📍 Availability |
|---|---|---|---|
| Clever Offers | 4.9/5 (4,401 reviews) | Multiple offers, vetted buyers | Nationwide |
| Opendoor | 4.22/5 (4,450 reviews) | Fast cash for a home in good condition | Select markets in AL, AZ, CA, CO, DC, FL, GA, ID, IN, KS, MA, MI, MN, MO, NV, NJ, NM, NY, NC, OH, OK, OR, SC, TN, TX, UT, VA |
| HomeLight Simple Sale | 4.2/5 (1,302 reviews) | Compare a cash offer vs. an agent | Nationwide |
| MarketPro Homebuyers | 4.6/5 (808 reviews) | Fast cash for hard-to-sell homes | Select markets in DC, FL, GA, MD, NJ, PA, VA |
| We Buy Houses | 4.7/5 (285 reviews) | Fast cash for hard-to-sell homes | Nationwide |
🔍 How to vet a cash offer
- Request proof of funds. A reputable buyer should be able to provide a recent bank statement or a letter from their financial institution showing they have the cash available.
- Check the company's track record. If the buyer is with a company, look up that company’s online reviews, BBB ratings, and past transactions. Established buyers tend to have a visible history you can verify.
🚩 Red flags to watch out for
- No proof of funds. If they can’t or won’t document their ability to pay, they probably don’t have the money.
- High-pressure tactics. Scammers may push you to sign immediately, hoping you won’t have time to compare offers or seek advice.
- Low earnest money. A legitimate investor should be willing to put down at least a 1–2% earnest money deposit. The deposit should be due at signing and become non-refundable after a brief inspection period (less than 10 days). Insignificant deposits ($0–$500), deposits due after the inspection, or deposits that remain refundable up until closing are red flags.
- Vague or incomplete contracts. A legitimate buyer will provide clear, specific terms — including the the length of the due diligence period, the amount of earnest money put down, the specific reasons that a contract may be cancelled, and what happens to the earnest money if a contract is cancelled outside of those reasons. Ambiguity often works in the other party’s favor, not yours.
- No reviews or sales history. If you can’t find any instance of the company online or they refuse to provide evidence of past deals, it’s a good idea to walk away.
Grandview Homes reviews: The bottom line
Grandview Homes is a legitimate option for homeowners who want to sell fast without the hassle of repairs, showings, or traditional real estate fees. With quick closings, flexible timelines, and no out-of-pocket costs, it’s especially useful for sellers dealing with distressed or inherited properties.
But like most cash buyer companies, the trade-off is often a lower sale price than you’d get on the open market. Some sellers also report getting ghosted, and Grandview’s limited service area (Illinois, Wisconsin, and Cleveland, Ohio) means it's not an option for everyone.
💰 Get your best cash offer
Selling to Grandview Homes can be a good fit if you need to sell quickly and skip repairs. But if you want to be sure you’re getting the highest possible price, don’t settle for a single offer.
Clever Offers is a free, no-obligation service that lets you compare multiple cash offers from vetted cash buyers and the market — without any added fees or commitment. See what real cash buyers are wiling to pay for your home and choose the offer that's best for you.
