We Buy Ugly Houses, also known as HomeVestors, is one of the largest home cash-buying franchises on the market. The company specializes in buying distressed properties for cash, renovating them, and flipping them for profit.
Selling to We Buy Ugly Houses may appeal to homeowners who want to sell quickly and as-is without paying real estate commissions. However, sellers can expect to receive fairly low offers, as franchise owners need to buy low in order to earn a profit when they resell the home at market value.
The company has mostly positive reviews from past customers, with many reviewers praising their local franchise employees' professionalism, as well as the ease and speed of the transaction. Some negative reviews mention inadequate offers and aggressive marketing.
If you’re considering selling your home for cash, it's wise to get at least a few competing offers to make sure you're not leaving any money on the table.
To save time, we recommend starting with an offers marketplace like Clever Offers. This free service brings you competing cash offers from a variety of local and national buyers, so you can compare your options and choose the best deal — without any added fees or pressure to move forward. Simply fill in a few details about your home, review offers without obligation, and sell in as little as 7 days.
We Buy Ugly Houses summary
- ⭐️ We Buy Ugly Houses has an average rating of 4.67 based on 2,935 customer reviews across Google and the BBB.
- 🧰 The company buys distressed properties that need serious repairs and works with sellers who need to sell their homes quickly.
- 📍 Its franchises operate in most major markets nationwide — excluding Alaska, Hawaii, and South Dakota.
- 💰 We Buy Ugly Houses charges no fees to sellers and offers a transparent offer process, though customer feedback is mixed on offer amounts and marketing tactics.
- 🚩 The company was founded in 1996 and is BBB accredited.
How much does We Buy Ugly Houses pay for houses?
We Buy Ugly Houses doesn't advertise the exact amount or range of cash offers it typically makes to buyers. However, the franchise owners do explain how they arrived at their offer, including providing an estimate of what you’d make if you sold with a traditional real estate agent.
While customer reviews range from poor to great regarding offer prices, many report receiving a fair price given the condition of their home, even if it was below fair-market value. Most homeowners understand lower offers when selling a home that needs repairs to a cash buyer. Typically, investors like We Buy Ugly Houses offer about 70% of what they think a home will be worth after fixing it up.
Selling to We Buy Ugly Houses
- Estimated home value: $400,000
- Offer price: $280,000 (70% of after-repair value)
- Realtor fees: $0
- Closing costs: $0
- Repair costs: $0 (home sold as-is)
- Estimated net proceeds: $280,000
Traditional sale
- Listing price: $400,000
- Sale price: $400,000
- Realtor fees: ~$24,000 (assuming 6% commission)
- Closing costs: ~$12,000
- Repair costs: ~$14,000 (to prepare home for sale)
- Estimated net proceeds: $350,000
In this example, you may net $70,000 more with a traditional sale, but that comes with more time, effort, and out-of-pocket costs. We Buy Ugly Houses offers speed and convenience, especially for homes that need work but are likely to sell at a lower sale price.
However, this example also assumes you pay a full 6% commission on a traditional sale, which is no longer a given. Low-commission realtors charge as little as 1.5% to list your home. The buyer’s agent commission is also negotiable, potentially costing just 2-2.5%, and
Who We Buy Ugly Houses works best for
While this company may not be for everyone, We Buy Ugly Houses could be suitable for those who:
- Have serious issues with the home’s condition and don’t want to spend money or put effort into significant repairs
- Inherited a home and need to sell it fast and hassle-free, avoiding the traditional route of marketing, showings, etc.
- Might have problems selling a house on the open market — for example, a house in an unpopular area or with problematic tenants
- Are facing foreclosure and need to sell as quickly as possible
Even if We Buy Ugly Houses seems like a good solution, it’s worth looking at a few different selling options (e.g., working with a real estate agent, going with an iBuyer) and competing cash-buying franchises to ensure you get the best deal. For example, with Clever Offers, you can compare a few offers from vetted cash buyers and choose the most advantageous one for you — or explore other cash home buying companies that also specializes in fast, as-is home purchases.
Who We Buy Ugly Houses doesn't work best for
Some types of home sellers may want to steer away from We Buy Ugly Houses. For example, those who:
- Seek to recoup the maximum profit when selling
- Are selling a home in a high-demand area or when the real estate market is hot
- Have time to put a property on the market and explore the traditional sale route
In these cases, franchises such as We Buy Ugly Houses should be a last resort for the seller, as traditional routes usually result in higher returns. For example, if you want to get cash for your property, you can just as easily sell it to a traditional buyer or investor. According to the National Association of Realtors, 32% of home sales were all cash at the beginning of 2024.[1]
We Buy Ugly Houses reviews
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1.4 | 30 |
| 4.7 | 2,905 | |
| Weighted Average: | 4.7 | 2,935 |
*We Buy Ugly Houses doesn’t have one dedicated page on Google, and many local franchises are listed under the “We Buy Ugly Houses and HomeVestors” name.
The company has many positive reviews on Google, but Yelp and BBB comments are less flattering. Remember that the customer experience depends largely on their location and the We Buy Ugly Houses franchise they work with.
Satisfied reviewers mention the ease and speed of the process, quick closing times, and qualified professionals. Also, some sellers value the convenience of an as-is purchase and the absence of the need to repair or market the property.
We Buy Ugly Houses complaints focus on a few issues: extremely low offers, very aggressive marketing tactics, and inconsistent level of service across different locations.
'Seamless and effortless'
Many customers praise the ease of transaction and the speed of the closing.
Working with Home Vestors was better than I thought it would be. It was seamless and effortless. They allowed us to close when we were ready and allowed for us to have an overlap in time from the sale of the house to the closing of our new house so we didn’t have to worry about finding somewhere to stay and move our belongings multiple times. I would work with them again and highly recommend them to anyone who is looking for a quick sale and no fine print.
‘Incredibly helpful, always ready to answer my questions’
Reviewers often leave positive feedback on a particular team that was working with them. Comments highlight professionalism, excellent communication, and real estate knowledge.
I had a fantastic experience with Bill. He was incredibly helpful, always ready to answer my questions, and guided me seamlessly through the process. His expertise and responsiveness answered any questions that I had about the process. He is very upfront and honest, telling me his valued opinion. I highly recommend his services to anyone in search of a reliable and knowledgeable real estate professional.
'Offered me an amount where I'd still owe'
Some reviews note employee’s unprofessionalism and that the price offered for their home was way below market value.
Everyone that works for this company are con artists. Needed to sell my house and they they offered me an amount where I'd still owe and asked for additional funds for repairs. Ended up going with a realtor and sold my house for 50X. Just go with a realtor.
ProPublica investigation
In 2023, ProPublica published an investigative report on We Buy Ugly Houses, revealing troubling practices and unethical behavior.
The investigation uncovered how some franchisees targeted vulnerable homeowners, such as financially distressed and elderly sellers. The company allegedly used deceptive practices and valuated homes unreasonably low. If sellers tried to back out of the deal, many franchises take them to court to push the deal through.
After the report went public, We Buy Ugly Houses implemented changes to its business practices. For example, it added a three-day window for a seller to back out of a contract and modified parts of franchise owners' training.
Alternatives to We Buy Ugly Houses
We Buy Ugly Houses makes solid cash offers on homes in any condition and has a good reputation with customers online. But the cash buyer isn’t the only one out there, and working with a competitor may better suit your needs.
Sellers who get competing offers tend to have better outcomes. Below are other highly rated cash home buying companies that can also help you close quickly and easily.
| Company | ⭐️ Avg. customer rating | 📍 Availability |
|---|---|---|
| Clever Offers | 4.9/5 (4,236 reviews) | Nationwide |
| Opendoor | 4.26/5 (4,397 reviews) | 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 | 4.11/5 (1,008 reviews) | Nationwide |
| MarketPro Homebuyers | 4.56/5 (797 reviews) | Select markets in DC, FL, GA, MD, NJ, PA, VA |
| We Buy Houses | 4.8/5 (279 reviews) | Nationwide |
We Buy Ugly Houses: How it works
We Buy Ugly Houses has a straightforward process with minimal steps for homeowners to take. Here’s what to expect if you decide to sell with the company:
- Fill out the form on the website or call the company.
- A local franchisee will schedule a walkthrough to evaluate your home’s condition.
- Get a cash offer within 24-48 hours.
- Decide whether you want to accept the offer. If the deal’s conditions are unsatisfactory and you haven’t signed the contract yet, you can choose to walk away.
- Close in three weeks or so.
We recommend consulting a real estate professional or legal representative before signing a purchase contract. This will help you better understand its terms and ensure you’re getting a fair deal.
We Buy Ugly Houses reviews: The bottom line
We Buy Ugly Houses is a nationwide home buyer that purchases distressed properties for cash as-is. While it offers a hassle-free solution for homeowners, sellers should be aware that they’ll sacrifice some profit for the speed and convenience. What’s more, the quality of service can vary significantly depending on your local franchise.
To make the most out of the sale, try to get offers from a few different buyers and know your property’s real market value before deciding.
💡Want the best possible price from a cash buyer? Clever Offers helps you compare multiple cash offers side by side, so you can pick the highest offer with the best terms for your needs, all in one place and at no cost.