Osborne Homes is a California cash home buyer that buys homes as-is, without requiring repairs, showings, or immediate move-out.
Convenience is a big advantage with cash home buyers like Osborne Homes. But most cash buyers pay 70% or less of a property’s after-repair value (ARV).
Customer reviews are also mixed. Some customers praised how the team handled the sale, while others reported issues such as lower-than-expected offers or price reductions near closing.
📋 Regulatory action against Osborne Homes
Osborne Homes and its broker, Robert J. Osborne, were disciplined by California’s Department of Real Estate in 2019 for paying an unlicensed contractor to negotiate a home sale. The company was cited for unlawful compensation and failure to supervise.[1]
The case centered on an independent contractor who negotiated a property purchase on behalf of the company without holding a real estate license (a violation of state law).
The state issued a “suspension with stay” and a $1,500 monetary penalty for Osborne Homes and Robert Osborne. They were also ordered to pay $4,859.50 in investigation costs.[1][2]
Additionally, Robert Osborne was required to pass a professional responsibility exam within six months to avoid having his license automatically suspended.
» Worried about lowball offers or hidden risks with cash buyers? Compare your options first.
Before accepting a cash offer from a company like Osborne Homes, make sure you know what your home is really worth — and what other buyers are willing to pay.
With Clever Offers, you’ll get competing offers from top-rated local and national cash buyers, plus expert guidance to help you choose the best deal. No fees, no pressure, and no surprises. Take our short quiz to get started immediately!
Osborne Homes summary
- Osborne Homes has an average rating of 2.5 stars out of five.
- The company provides offers within 48 hours.[3] While that's fast, many other cash home buyers provide offers in 24 hours or less.
- The California-based company purchases houses as-is and closes in as little as 7 days.
- The company and two of its broker-officers were disciplined by the State of California Department of Real Estate.
- Osborne Homes has been in business for 18 years and is a privately owned company.
What does Osborne Homes pay for houses?
| Type of cost | Osborne Homes | Traditional agent | Discount agent |
|---|---|---|---|
| Sale price | $280,000 | $400,000 | $400,000 |
| Fees/commissions | $0 | $24,000 (6%) | $12,000 (3%) |
| Closing costs | $0 | $8,000 (2%) | $8,000 (2%) |
| Repairs | $0 | $16,000 (4%) | $16,000 (4%) |
| Profit to seller | $280,000 | $352,000 | $364,000 |
While you can avoid expenses like real estate commissions and repair costs with a cash home buyer, the final sale price is usually lower than what you’d receive through a traditional listing. This reflects the value of a fast, streamlined sale without the usual burdens of showings, repairs, or lengthy and uncertain closing timelines.
Companies like Osborne Homes typically offer around 70% of a home’s after-repair value (ARV). In this example, choosing a cash offer from Osborne Homes could mean walking away with $72,000 to $86,000 less than selling with a traditional or discount real estate agent.
Your actual numbers may be better or worse because agent commissions are negotiable and vary by market. Some sellers reduce costs by working with low-commission brokerages or selling without a realtor. Your actual profit also depends on factors like local market trends, closing costs, and the condition of your home.
Our calculations assume your home sells at fair market value, but an experienced agent may be able to price and market your home to attract stronger offers. That’s something worth weighing as you compare your selling options.
Note: These figures are estimates only and may vary based on your property's condition, location, and the terms of your sale. The cash offer example assumes a 70% ARV, while the traditional and discount agent examples include typical fees, closing costs, and repair expenses for a $400,000 home. This comparison doesn't account for any mortgage payoff, liens, or additional transaction-specific costs.
Who Osborne Homes works best for
Osborne Homes is a great fit for homeowners who want to sell quickly and avoid the typical burdens of a traditional home sale. It’s especially helpful for sellers with:
- Distressed homes
- Inherited or vacant properties
- Homes in or facing foreclosure
It may also be a good fit for sellers who:
- Need to relocate quickly for work, family, or financial reasons
- Are going through a divorce or other life event that requires a fast sale
- Want a hassle-free way to sell
With Osborne Homes, there’s no need to spend time or money getting your home market-ready. You can skip repairs, avoid cleaning, and even leave belongings behind. The company handles everything. That alone can save sellers thousands in out-of-pocket costs and weeks or months of prep time.
You also won’t pay any real estate agent commissions or hidden fees, which can easily save another 5% to 6% of your home’s value.
Who Osborne Homes doesn't work best for
Osborne Homes may not be the best fit if your top priority is to get the highest possible price for your home. If you have a well-maintained, move-in-ready home in a desirable neighborhood, you can probably get much more for your home on the open market.
If you want to save on commission without giving up agent support, consider working with a low-commission real estate agent. Many offer full service at a lower rate, helping you keep more of your profits.
Osborne Homes reviews
| Source | Customer rating |
|---|---|
| Better Business Bureau | 1.7 / 5 (6 reviews) |
| 3.1 / 5 (84 reviews) | |
| Yelp | 2.8 / 5 (78 reviews) |
| Average | 2.9 / 5 ( 168 reviews) |
As mentioned earlier, the California Department of Real Estate disciplined two of Osborne Homes’ broker-officers. Before working with any real estate company, always check its licensing history to make an informed decision.
Osborne Homes also has limited recent online reviews. While some customers praise the company’s service and support, others complain about aggressive marketing tactics and last-minute changes to offers.
✅ Fair price on properties
“I have worked with Osborne Homes on several properties. They offer a fair price on the properties they purchase and have made the transaction easy even when there have been repairs/ maintenance issues. Additionally, I have helped several buyers purchase properties Osborne has renovated. Osborne has been thorough on their renovations making sure the property is ready for its new family.“
— Nicole P., Google
✅ Help navigating inheritance and legal issues
“I would like to thank this company's case workers. I inherited my dad’s home at 19…I was facing eviction from the place I had lived for almost 15 years. I heard of them through my boyfriend’s grandmother. Not only did they help pay for my attorney for court, pay off the loan, but help get water back on. I’m still getting it into my name, but I would like to explain how much this company helped me."
—Bunny R., Google
❌ Last-minute offer change
“It was all good. The inspection was done! It's a week today before closing, and Someone calls me and tells me that THEY(Osborne) got two offers, and we need to extend escrow!? I thought Osborne bought the house. They said one offer fell through, and the other was insufficient to cover their cost. They tried to use my financial duress as a way to low-ball me. They said they could close, but $30,000 below the offer.
— Jessie S., Yelp
❌ Overstepped boundaries with unsolicited advice and pressure to sell
“I had spoken to someone regarding possibly selling my home. I'm in a bad situatio,n and I was looking at all options. When speaking to a lady who called, I felt pressured to sell. She was trying to make plans for me to move into an apartment with 2 kids and 3 dogs! That was insane! I never said I wanted that. I told her I needed to think on everything, and she kept pressuring m,e so I ended the conversation. She kept calling me back, so I blocked the number, then she kept calling me from a different number!”
— Tina O., Yelp
Other customer review examples
✅ Fast and easy
“We needed to sell our house fast, and we knew there were issues that a normal sale would make it almost impossible to do quickly. Audra was the first one I spoke to, and she was absolutely amazing. Not only did she listen but she answered all of my questions while also reassuring me that it was in fact possible to sell my house within my time frame…I would recommend them to anyone in a tough spot where traditional selling is not the right choice.”
— Regina L., Yelp
“They made selling our house so easy. The service was great and what they offered was in line with market value when you consider there were no repairs, closing costs or commissions to pay.”
— Patrick O., Yelp
❌ Lower than expected offer
“Made a call to Osborne Homes to get an offer on my home. We are just trying to see what the offer would be and see if we could save on real estate commissions, etc. After having a somewhat friendly conversation with Cristine, she said that brokers were making purchases in my area of similar homes for around $400,000. I looked at recent sales in my area, and found homes selling that were smaller and older than mine for around $650,000 to $710,000!
—Ray S., Yelp
Osborne Homes pros and cons
Pros
- Local California expertise may lead to more accurate home valuations
- Buys homes as is – no repairs, cleaning, or showings required
- Receive offers within 48 hours and close in as little as 7 days
- No real estate commissions or closing costs
- Some customers praise the team’s professionalism and compassion
Cons
- Offers are typically around 70% or less of a home’s after-repair value
- Only provides a single offer
- Some customers report last-minute price changes before closing
- Aggressive follow-up
- Company has faced disciplinary action
Pros
Osborne Homes stands out for its speed, simplicity, and convenience. The company buys homes as-is and often closes in as little as seven days.
Its team has experience navigating the California real estate market, which may lead to more accurate home valuations and smoother transactions.
Some reviewers praised Osborne’s staff for being compassionate, professional, and helpful during stressful life events like inheritance or relocation.
Cons
The biggest drawback with Osborne Homes is the price. Like most cash buyers, they typically offer around 70% of a home’s ARV — often tens of thousands below what you might earn on the open market.
Some customers also reported negative experiences, including high-pressure sales tactics, ongoing contact even after asking the company to stop, and last-minute changes to an agreed-upon offer.
Additionally, the company’s leadership has faced disciplinary action from California’s Department of Real Estate, which may concern some sellers.
Alternatives to Osborne Homes
| Company | Best for | Avg. customer rating |
|---|---|---|
| Clever Offers | Comparing multiple cash offers from trusted local buyers | 4.9/5 (4,000+ reviews) |
| We Buy Ugly Houses | Homes with significant repairs or cosmetic issues | 4.49/5 (2,500+ reviews) |
| We Buy Houses | Straightforward sales and closings | 4.6/5 (300+ reviews) |
| MarketPro Homebuyers | Quick sales on the East Coast with local insights | 4.6/5 (600+ reviews) |
Looking to sell your home for cash? Osborne Homes is one option, but it's not the only one. The companies below offer similar services – fast, as-is sales with no repairs or showings – though each has different strengths, coverage areas, and customer experiences
- Clever Offers is a marketplace that lets you compare multiple cash offers from vetted investors. Unlike Osborne Homes, which provides a single offer. It’s a great option if you want to weigh different bids and potentially get a higher price.
- We Buy Ugly Houses and We Buy Houses offer quick, as-is sales like Osborne Homes, but operate nationally through franchisees. Their service and pricing can vary by location. Osborne’s local focus may provide more accurate offers in California.
- MarketPro Homebuyers is another cash buyer with similar benefits, but it mainly serves East Coast markets.
No matter who you’re considering, it’s smart to compare multiple offers to make sure you’re getting the best deal.
Osborne Homes: How it works
Selling to Osborne Homes is a straightforward, three-step process:
1. Reach out for a free offer
Call 559-500-3610 or fill out the Osborne Homes’ website form to get started.
2. Schedule a property walkthrough
A local Osborne Homes representative will visit your property. This quick visit helps them understand the home’s condition and finalize a fair cash offer.
3. Close and get paid
Once you accept the offer, you can close in as little as 7 days through a reputable local title company. You get your cash fast, with no fees, commissions, or delays.
However, be sure to consult a real estate professional before signing any paperwork to ensure you’re getting a fair deal.
Osborne Homes reviews: The bottom line
Osborne Homes offers a fast and flexible way for California homeowners to sell as-is. You can skip repairs, showings, and cleaning as you close in as little as seven days.
The trade-off for speed is often a lower payout. Osborne’s cash offers tend to reflect convenience over top-dollar pricing. Some past customers have also expressed concerns about changes in offer terms or receiving numerous communications after requesting removal from contact lists.
The company has also faced disciplinary action from California’s Department of Real Estate, which may be worth reviewing before making a decision.
Before committing, take time to compare your options. Clever Offers helps you gather multiple cash offers from serious buyers to choose the one that works best for you.
If your home is in good shape, you can also consider listing with a low-commission agent or exploring iBuyer platforms like Opendoor. Taking a few extra steps upfront can help you keep more of your equity.
