When you need to sell your house but don’t want to deal with listing on the open market, you can sidestep many of the headaches associated with selling your house by using a 'we buy houses for cash' company. Typically, cash buyers will:
- Simplify the selling process by making a cash offer right away
- Buy your house as is — meaning, no repairs, staging, showings, or appraisals
- Eliminate realtor fees and pay for closing costs in many cases
Choosing a cash buyer comes with potential downsides, though. In many cases:
- You won’t get full market value for your home.
- The buyer’s offer might change after home inspections.
- You may sell for less than expected after deductions for fees and repair costs.
The best way to maximize speed and profit potential is to compare multiple offers. To save time, we suggest starting with an offers marketplace like Clever Offers, which helps you find the best cash offers for your home. 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 obligation to move forward.
Best companies that buy houses for cash
Clever Offers
Multiple offers from vetted buyers
None
Knock
Tap your equity to buy before you list
2.25% + $1850
We Buy Ugly Houses
Hard-to-sell homes
None
Opendoor
Hassle-free sales with flexible closing
5%+
1. Clever Offers
4,542 reviews
Clever Offers provides a faster, more secure way to compare cash offers. When you choose Clever Offers, you have the choice of connecting with local and national investors, iBuyers, buy-before-you-sell providers, and real estate agents experienced at helping sellers looking for cash.
The range of options helps you find the best deal, and you have the added security of knowing that every buyer and realtor in Clever's network will be held to a 5-star standard. The platform is free to home sellers.
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 4.8 | 56 |
| 4.8 | 485 | |
| Trustpilot | 4.9 | 4,001 |
| Weighted Average: | 4.9 | 4,542 |
Note: Aggregate customer ratings are based on all reviews from the following 3rd-party review sites: BBB, Consumer Affairs, Google, Reviews.io, Trustpilot, Yelp, and Zillow. Clever Offers review information is up to date as of March 16, 2026.
- Get multiple competing cash offers
- Compare offers from investors iBuyers buy-before-you-sell providers and the local market
- Get a professional estimate of your home's fair-market value to help evaluate offers
- No pressure to accept an offer
- Some offer types have longer timelines
- Cash offers may still be below market value
Almost any property is eligible because Clever works with a variety of buyers, ranging from local real estate investors to nationwide iBuyers.
2. Knock
961 reviews
Knock's bridge loan model lets customers borrow against their current home's equity to make a non-contingent offer on a new house before selling.
The bridge loan covers your new home's down payment, moving expenses, costs to prep your current home for sale, and ongoing mortgage payments until the house sells. You can also access up to $35,000 to make home improvements before listing.
Knock's bridge loan program includes a guaranteed backup offer, which is designed to cover the payoff amount on your current house. You can accept the offer if the house doesn't sell in 6 months, but most customers sell within that time frame.
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 5.0/5 | 7 |
| Trustpilot | 4.7/5 | 193 |
| Zillow | 4.8/5 | 761 |
| Weighted Average: | 4.8/5 | 961 |
Note: Aggregate customer ratings are based on all reviews from the following 3rd-party review sites: BBB, Consumer Affairs, Google, Reviews.io, Trustpilot, Yelp, and Zillow. Knock review information is up to date as of March 15, 2026.
- Buy a new home before you sell
- Make top dollar on the open market
- Finance home improvements
- Cash-offer safety net available
- Backup cash offers aren't worth full market value
- Sellers need significant equity to qualify
- Service fee is 2.25% of the sale price plus a $1,850 loan fee
You may be eligible for a Knock Bridge Loan if you have decent credit and equity in your current home, own a single-family home, townhome, or condo in good condition, have no unpermitted additions, and are looking to list for no more than $1.2 million ($2 million in higher-priced markets). Manufactured/mobile homes, multi-family, or age-restricted properties do not qualify.
3. We Buy Ugly Houses
3,001 reviews
We Buy Ugly Houses / Homevestors is a nationwide cash-buying franchise that buys homes other investors won't. It doesn't matter if you have a home needing major repairs, are in financial distress, or just want a quick sale — the cash buyer is ready to make an offer.
Since We Buy Ugly Houses runs on a franchise model, the service quality can vary by location. Many franchises garner outstanding customer reviews, but recent investigations revealed that some franchise owners use questionable sales tactics to purchase homes.
The nationwide availability makes We Buy Ugly Houses an option if you have limited selling options. Still, it's best to check out a few other cash buyers before deciding which one to use.
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1.3 | 27 |
| 4.7 | 2,974 | |
| Weighted Average: | 4.7 | 3,001 |
Note: Aggregate customer ratings are based on all reviews from the following 3rd-party review sites: BBB, Consumer Affairs, Google, Reviews.io, Trustpilot, Yelp, and Zillow. We Buy Ugly Houses review information is up to date as of January 6, 2026.
- Receive an offer in 1-2 days
- Simple application process
- Buys homes in any condition
- Well-reviewed in most locations
- Closing takes longer than other cash buyers
- Some franchises under scrutiny for sales tactics
- Offers often well below fair market value
We Buy Ugly Houses purchases homes in nearly any condition, including inherited or second homes, properties in disrepair, short sales, homes in flood plains or with foundation issues, and houses in financial distress. Mobile homes typically will not qualify.
4. We Buy Houses
286 reviews
We Buy Houses offers homeowners the chance for a rapid sale without worrying about repairs or listing on the open market. It's an especially good fit for homeowners with urgent selling needs or properties that need extensive rehab.
The company operates on a franchise model, with investors acting independently. Since each location is an independent entity, service quality can vary by location.
The cash buyer maintains a solid reputation with customers in general and offers quality service compared to some competitors.
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1 | 1 |
| 4.7 | 285 | |
| Weighted Average: | 4.7 | 286 |
Note: Aggregate customer ratings are based on all reviews from the following 3rd-party review sites: BBB, Consumer Affairs, Google, Reviews.io, Trustpilot, Yelp, and Zillow. We Buy Houses review information is up to date as of January 6, 2026.
- Quick closing timeline
- Most properties qualify
- Flexible terms often available
- High marks for honesty and transparency
- Buying strategies vary by franchise
- Service may be better in some areas
- Offers are less than the open market
We Buy Houses accepts nearly any property, including homes facing foreclosure, needing significant repairs, or vacant or occupied by renters. Mobile homes typically do not qualify.
5. Homeward
1,404 reviews
Homeward is a real estate service that offers multiple ways for homeowners to leverage their equity to buy a new home. You can sell your home to Homeward for cash and get a second payout following an open market listing handled by the company. Or, you can borrow against your home equity to secure a new house before you list your old one.
Homeward's cash offer products are designed to boost buying power in competitive markets and increase sellers' freedom to move when they're ready, regardless of how long it takes their old home to sell — but those perks don't come free of charge.
To take advantage of Homeward's services, you'll pay up to 7% in program fees, on top of any realtor commissions. You'll also pay carrying costs, such as taxes, utilities, and lawn maintenance, while your old house sells.
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1.0/5 | 7 |
| 4.7/5 | 1,037 | |
| Trustpilot | 3.9/5 | 360 |
| Weighted Average: | 4.5/5 | 1,404 |
Note: Aggregate customer ratings are based on all reviews from the following 3rd-party review sites: BBB, Consumer Affairs, Google, Reviews.io, Trustpilot, Yelp, and Zillow. Homeward review information is up to date as of March 15, 2026.
- Discount for bundling services
- Unlock equity to buy a new home
- Opportunity for 2nd payout after initial cash offer
- Choose your own agent
- Fees higher than competitors'
- Full realtor commission
- Second payout isn't guaranteed
- Carrying costs can add up
Your home may be a good fit for Homeward's cash offer products if you are trying to sell quickly for cash without giving up your home equity, sell and buy a house at the same time, or purchase a home in a competitive market.
6. MarketPro Homebuyers
821 reviews
MarketPro Homebuyers is an East Coast-based cash buyer that gives sellers same-day offers, transparent pricing, and flexible closing options. The buyer also offers perks like help with packing and moving.
You can apply for an offer through MarketPro with a virtual or in-person walkthrough. The cash buyer also breaks down its offer to show you how it compares with your home's potential listing price.
Customers are generally pleased with MarketPro's services, praising the company's experienced team and efficient selling process.
Note: Aggregate customer ratings are based on all reviews from the following 3rd-party review sites: BBB, Consumer Affairs, Google, Reviews.io, Trustpilot, Yelp, and Zillow. MarketPro HomeBuyers review information is up to date as of March 15, 2026.
- Transparent offer process
- Fast closing times
- Flexible move-out dates
- Aggressive marketing
- Lower-than-expected offers
- Potential for contract changes
MarketPro typically buys homes in any condition, including dated or distressed houses, inherited homes or houses with power of attorney issues, rental properties with current tenants, and homes in probate.
7. Opendoor
4,460 reviews
Opendoor offers customers a hassle-free way to sell their homes for cash at a competitive price.
Sellers receive an initial offer within 24-48 hours and can choose a flexible closing date without worrying about getting their home market-ready. Sellers can also take advantage of Opendoor's hybrid option, Cash Plus, providing cash upfront followed by a potential second payout after an open market listing. Opendoor will take care of prepping the home for sale and work with a partner agent to list it, but there's no guarantee of a second payout if Opendoor's expenses and fees exceed the profits from the home sale.
For its cash offer program, Opendoor charges a 5% service fee (around the price of selling with a realtor) and has stricter purchase criteria than other cash buyers. However, the iBuyer also pays closer to market value than the typical house flipper.
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1.2 | 164 |
| 1.5 | 65 | |
| Reviews.io | 4.4 | 3,440 |
| Trustpilot | 4.2 | 717 |
| Zillow | 4.6 | 74 |
| Weighted Average: | 4.2 | 4,460 |
Note: Aggregate customer ratings are based on all reviews from the following 3rd-party review sites: BBB, Consumer Affairs, Google, Reviews.io, Trustpilot, Yelp, and Zillow. Opendoor review information is up to date as of March 15, 2026.
- Quick selling time frame
- Flexible closing dates
- Online selling process
- No home showings
- Offers fall below market value
- The final offer can change
- 5% service fee
Your home may qualify to sell through Opendoor if it is a single-family home, townhome, or condo built after 1930, valued between $100,000 and $600,000 (or up to $1.4 million in some markets), and on a maximum lot of 1 acre (2 in some markets).
8. Orchard
823 reviews
Orchard helps you to sell your home on the open market with the security of a backup cash offer.
The company's flagship Move First program lets homeowners borrow against their current equity to make a non-contingent offer on a new home. Orchard then lists your old house, and you receive the remaining profits after fees. If it doesn't sell in four months, you'll sell to Orchard for an agreed-upon cash offer.
While it sounds like a great deal, Orchard's services come at a premium. Its equity advance comes with a 2.4% service fee plus around 6% in brokerage fees.
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 3.3/5 | 40 |
| Trustpilot | 4.1/5 | 783 |
| Weighted Average: | 4.1/5 | 823 |
Note: Aggregate customer ratings are based on all reviews from the following 3rd-party review sites: BBB, Consumer Affairs, Google, Reviews.io, Trustpilot, Yelp, and Zillow. Orchard review information is up to date as of March 15, 2026.
- Buy a new home before selling
- Make a non-contingent offer
- Sell your home at full market value
- Available cash offer
- 1.9-2.4% service fee + 3-6% brokerage fee
- Brief 4-month selling window before you need to repay your loan
- You don't get to choose your agent
- Some customers complain of lackluster service from Orchard agents
To qualify for Orchard's Move First program, you must own a single-family home built after 1920, have a home valued between $200,000-1 million ($1.5 million in some markets), or own a condo worth $200,000-750,000.
9. HomeLight Simple Sale
1,276 reviews
HomeLight Simple Sale lets customers choose between two selling options — listing with a realtor or accepting a cash offer.
As a nationwide agent matching platform and investor network, HomeLight connects you to both cash buyers and local realtors so you can look into both selling options before making a commitment.
Many customers state they ended up working with a suggested agent rather than a cash buyer, so HomeLight may not actually land you a cash deal. However, HomeLight indicates that investors in their network can close in as little as 10-30 days.
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 3.9 | 68 |
| SiteJabber | 3.3 | 306 |
| 4.7 | 832 | |
| Trustpilot | 4 | |
| Yelp | 2.9 | 66 |
| Weighted Average: | 4.2 | 1,276 |
Note: Aggregate customer ratings are based on all reviews from the following 3rd-party review sites: BBB, Consumer Affairs, Google, Reviews.io, Trustpilot, Yelp, and Zillow. HomeLight Simple Sale review information is up to date as of March 15, 2026.
- Compare a cash offer to listing with a realtor
- Close in 10-30 days
- No platform fee
- Matched agents charge full commission
- Limited cash buyers available
- Not guaranteed a quality agent
All properties are eligible for HomeLight's services, but cash offers may not be available in some areas.
10. Offerpad
2,607 reviews
Offerpad gives home sellers options: You can choose between accepting a cash offer from Offerpad, going to market with an Offerpad agent, or a hybrid approach combining upfront cash with an open market listing. The iBuyer also boasts flexible closing dates ranging from 8-90 days, as well as perks like free local moves, a cash advance for home improvements, and a 3-day grace period for extra move-out time after closing.
However, opting for Offerpad's cash offer comes with a service fee of 5-8%. The company is also known to charge significant repair fees, which can further reduce your final offer. If you opt to list with an Offerpad agent, you'll pay standard brokerage fees of about 6%.
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1.9 | 29 |
| 4.1 | 2,207 | |
| Reviews.io | 2.2 | 66 |
| Trustpilot | 3.1 | 211 |
| Yelp | 1.6 | 70 |
| Zillow | 4.6 | 24 |
| Weighted Average: | 3.9 | 2,607 |
Note: Aggregate customer ratings are based on all reviews from the following 3rd-party review sites: BBB, Consumer Affairs, Google, Reviews.io, Trustpilot, Yelp, and Zillow. Offerpad review information is up to date as of March 15, 2026.
- Free local moves
- 3-day grace period
- Cash offer or traditional listing
- 5% service fee or ~6% brokerage fee
- Stricter purchase criteria than other companies
- Some sellers report inflated repair costs
Homes qualify for Offerpad's services if they have no significant title or structural issues and are a single-family home, condo, or townhome in good condition built after 1950, no more than $1 million (pending on market), and on a lot smaller than one acre.
Who should use a cash home buyer?
Cash home buyers offer an expedited selling process (no need to declutter, make repairs, or open up your home for showings) in exchange for a lower sale price.
Even though you won’t make as much money, you may want to use a cash-buying company to sell your home if you:
- Prioritize convenience over making the most profit
- Are selling a second home or an inherited home
- Have a tight timeline and need a quick turnaround on your sale
- Want to sell your home as-is without making repairs
However, you should steer clear of selling with a cash buyer if you:
- Want to maximize the profit on your home sale
- Have flexibility around your home sale timing
- Don’t need to make significant repairs before selling
- Live in a desirable area where your home is likely to sell quickly
“Working with investors suits sellers needing quick, hassle-free sales, like those inheriting properties,” says Charles H. Chandler III, CEO of My Tennessee Home Solution. “However, if there’s no urgency, sellers might benefit more from a realtor’s ability to achieve a higher sales price despite the fees.”
How much do cash buyers pay for houses?
Real estate investors typically offer around 60-80% of your home’s after-repair value (the amount your house will sell for after they make repairs).
“Our offer price calculation starts with the ARV, applying the 70% rule to ensure enough margin to cover holding, financing, and profit,” says Efrain Lopez of House Love Treatment Buyers. “For a property with a $300,000 ARV and $50,000 in repairs, that translates to an offer around $160,000.”
iBuyers like Opendoor may offer closer to market value, but they also charge service fees and make deductions for repairs.
Selling on the open market with a traditional real estate agent allows you to capture the full market value of your home, minus agent commission and closing costs. If your home’s fair market value is $300,000 and it sells for that amount, you’ll spend about 3% of that ($9,000) on listing agent commissions. You may also need to pay a buyer's agent commission, which adds another 3% in selling costs.
To minimize these costs, you could opt for a low commission realtor. Most low commission brokers offer full-service listings for about 1.5-2% in fees, significantly lower than the national average of 2.5-3%. This approach can save you thousands of dollars while still securing a top-dollar sale.
Key questions to ask when selling to a 'we buy houses' company
How is my offer calculated?
Cash buyers typically offer about 70% of a home's after-repair value (ARV). For example, if a home is worth $200,000 after $20,000 in repairs, a real estate investor might offer around $120,000. However, actual offers can vary widely based on factors like:
- The estimated time and cost of repairs
- Local demand from buyers or tenants
- Liens or unresolved title issues
- Challenges like problem tenants
- Whether an in-person walk-through is possible
To ensure you’re getting a fair offer, ask the company to walk you through their numbers. Additionally, consider getting a comparative market analysis (CMA) from a realtor to better understand your home’s fair market value as is. Many agents will provide a CMA report for free, and the knowledge can help you evaluate whether a cash offer is reasonable.
Is my home being flipped or wholesaled?
When selling to a cash buyer, it’s important to know if your home will be flipped or wholesaled.
- Flipping means the company will invest in renovations and resell the property, often making the deal more secure since they’re using their own capital.
- Wholesaling, on the other hand, involves the company assigning the purchase agreement to another buyer for a "finder's fee." This adds risk, as the deal relies on a third party. If there are any hiccups securing an end buyer, your sale could fall through at the last minute, putting you back at square one.
If the buyer intends to wholesale the property, ask them what happens if their buyer backs out. Some investors will make good on the contract by purchasing the property themselves, while others won't. In those cases, you can negotiate a higher earnest money deposit and make it non-refundable after a certain period to ensure you are covered.
Can you offer proof of funds?
Just like with a traditional home purchase, it's wise to bet the buyer's financing upfront. A seasoned investor should be able to provide a bank statements or a letter from their banking institution showing that they have the funds to close.
What are the terms of the contract?
Review the purchase agreement carefully for any clauses affecting you after the sale. Make sure to clearly define:
- The purchase amount
- The closing date, including anything that could slow down the process and what happens if there's a delay
- Who's responsible for closing costs, such as title fees and transfer taxes
- The amount of earnest money the buyer will put down (1–2% of the contracted home sale price is typical) and when it will be deposited
- The title company you will use to manage escrow and closing
- The amount of time the buyer has to do their due diligence, including inspecting the property, verifying the zoning, ensuring a clear title, etc. Some buyers may try to lower their offer following additional inspections
- What happens if the buyer backs out of the deal after the due diligence period
- What happens if you need to stay in your property past the closing date, including the amount you'll pay per day to "lease back" the property
In particular, watch for conditions that indicate wholesaling, such as a clause that allows the investor to assign the contract to another buyer or market the property while under contract. These can lead to delays or even cause the sale to fall through.
To avoid surprises, have a real estate attorney or trusted professional review the agreement. They can help you spot potential issues, explain the terms, and make sure you understand your responsibilities before you sign.
The bottom line: Which cash offer option is best for you?
Offers marketplaces
Consider if you:
- Want to compare multiple competitive cash offers
- Need expert guidance on fair market value
- Want to see both cash and market options
- Need flexibility with no pressure to accept
🏆 Our top recommendation: Clever Offers
iBuyers
Consider if you:
- Want a quick online offer with minimal hassle
- Have a home in good condition that meets eligibility requirements
- Are willing to pay a service fee (5-8%)
- Need a flexible closing date
🏆 Our top recommendation: Opendoor
Buy-before-you-sell programs
Consider if you:
- Need to buy a new home before selling your current one
- Have significant equity in your current home
- Want to make a non-contingent offer on your next home
- Need a backup cash offer if your home doesn't sell on the market
🏆 Our top recommendation: Knock
Cash investor
Consider if you:
- Need to sell in days, not months
- Have a property needing major repairs
- Want to avoid showings & staging
- Need guaranteed sale, regardless of price
🏆 Our top recommendation: We Buy Houses
List as is with a realtor
Consider if you:
- Want maximum profit
- Can wait 60-90 days to sell
- Have a home in good condition
- Are willing to pay agent commissions
👉 Learn: Where to find the best agents at the best rate
FAQ
What are the pros and cons to selling for cash?
Pros: Selling to a cash buyer allows you to sell quickly without the need for showings, repairs, or prep work. It also eliminates realtor fees and closing costs, making the process simpler and more straightforward.
Cons: Offers from cash buyers generally fall below market value, which means you may receive less than you would from a traditional sale. The actual payout can also be lower than the initial offer due to potential hidden fees or adjustments after inspections. Finally, some contracts may be complex, so it’s essential to review the terms carefully.
How much do cash home buyers pay?
Offers vary between companies that buy homes for cash, but they generally pay 60-80% of a home’s after-repair value, or ARV. Here’s what a buyer may offer for a home with a fair market value of $300,000:
- $300,000 fair market value - $50,000 for repairs = $250,000 ARV
- 60-80% of $250,000 = $150,000-200,000 cash offer
What types of buyers pay cash for houses?
Many types of buyers pay cash for houses. The most common cash buyers include:
- National cash-buying networks like WeBuyHouses
- Local real estate companies that flip houses
- Private real estate investors
- iBuyers like Opendoor and Offerpad
- Home trade-in services like Knock and Orchard
How does a cash offer on a house work?
Instead of taking your home to the open market, a cash buyer makes a direct offer on your home for a cash payout. The process typically has four steps:
- You receive an initial offer on your home
- The buyer (or a third party) evaluates your home for potential repairs
- The cash buyer adjusts the offer based on the home inspection
- You choose to accept or deny a final offer and close on the sale
Are “we buy houses” companies legit?
Cash-buying companies like WeBuyHouses and WeBuyUglyHouses.com are legitimate real estate companies licensed to buy and sell homes where they operate. However, the offer and service you receive will vary by company, so you should shop around and find the best fit for your needs before settling with one cash buyer. You should also carefully review all contracts (or consult a real estate professional) to ensure you understand the terms when selling to one.
How long does a cash sale take?
Selling your home for cash varies by company. Some companies that pay cash for homes close in as few as three days, while others take multiple weeks to finalize a sale. Most companies also offer flexible closing dates to meet sellers’ needs.
Is selling to a cash buyer a good idea?
Selling to a cash buyer won’t make you as much profit as the open market. But selling to a cash buyer may make sense if you:
- Prioritize convenience over making the most profit
- Are selling a second home or an inherited home
- Have a tight timeline and need a quick turnaround on your sale
- Want to sell your home as-is without making repairs
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