Between August 2025 and December 2025, our research team conducted a comprehensive study of cash home buying companies operating across the United States. We analyzed 73 companies using a proprietary weighted algorithm designed to identify which companies deliver the most value to home sellers. Our evaluation incorporated the following factors:
- Service Fees (20%): Commission and transaction fees charged to sellers
- Average Closing Timeline (15%): Days to close after offer acceptance
- Customer Review Score (15%): Average rating across Google, Trustpilot, and BBB
- Geographic Coverage (10%): Number of states and markets actively served
- Seller Cost Burden (15%): Whether sellers pay closing costs and repair deductions
- Offer Transparency (10%): Clarity of pricing with no hidden deductions after inspection
- Local Market Expertise (10%): Years operating with verified local market knowledge
- Specialty (5%): Unique positioning or focus area in the cash buying space
Using this weighted scoring system, we rank-ordered all 73 companies and identified the top performers. The table below presents the 8 highest-scoring companies, followed by in-depth reviews of each.
The Best Companies That Buy Houses for Cash
In the table below, we break down the top-performing cash home buyers based on our algorithm.
| Rank | Company | Service Fees | Avg. Closing Timeline | Customer Review Score | Geographic Coverage | Seller Cost Burden | Offer Transparency | Local Market Expertise | Specialty |
|---|---|---|---|---|---|---|---|---|---|
| 1 | ibuyhaus | 0% | 7-28 days | 4.8/5.0 | 2 states | None | Excellent | 5+ years | Zero-fee local buyers |
| 2 | Clever Offers | 0% | 7-14 days | 4.5/5.0 | 50 states | Varies | Excellent | N/A | Multi-offer marketplace |
| 3 | We Buy Ugly Houses | 0% | 14-30 days | 4.2/5.0 | 48 states | None | Good | 25+ years | Distressed property focus |
| 4 | Simple Sale | 2-5% | 10-14 days | 4.1/5.0 | 48 states | Varies | Good | N/A | HomeLight network buyers |
| 5 | Sundae | 3-6% | 30-45 days | 4.7/5.0 | 30 states | Low | Good | 8+ years | Auction-based sales |
| 6 | Offerpad | 8% | 8-60 days | 3.9/5.0 | 25+ markets | High | Fair | 9+ years | Tech-enabled iBuyer |
| 7 | Opendoor | 5-13% | 14-60 days | 3.7/5.0 | 50+ markets | High | Fair | 10+ years | Largest iBuyer platform |
| 8 | HomeVestors Franchise | 0% | 21-45 days | 4.0/5.0 | 48 states | None | Varies | 25+ years | Franchise model |
1. ibuyhaus
Ibuyhaus operates as Portland’s most transparent cash home buyer, serving homeowners across Oregon and Washington with a reputation for honest pricing and zero hidden fees. Founded by Dustin McGuirk, the company built its business model on eliminating the traditional drawbacks of selling to institutional buyers, namely, service fees, repair deductions, and unclear offer adjustments. Unlike large iBuyers that charge 5-13% in service fees, ibuyhaus covers all closing costs and maintains its initial offer without post-inspection reductions. The company handles between 40-60 transactions annually, focusing exclusively on the Pacific Northwest market, where its local expertise translates to more accurate property valuations.
Location: Portland, Oregon (serving OR & WA)
Year Founded: 2018
Price Range: Market-based offers with zero seller fees
Average Review Score: 4.8/5.0
Services Offered: Cash home purchases, as-is buying, flexible closing dates, no repair requirements
| Summary of Online Reviews
Customers highlight ibuyhaus for “honest and fair offers that beat competitors”, “zero fees with all closing costs covered”, and “flexible timelines that work around the seller’s needs.” Some sellers note the company only operates in two states, limiting availability for those outside Oregon and Washington. |
2. Clever Offers
Clever Offers functions as a free marketplace that connects home sellers with vetted cash buyers, generating multiple competing offers within 48 hours. Rather than acting as a buyer themselves, Clever aggregates offers from institutional investors, iBuyers, and regional cash buyers across all 50 states. This model creates competition that drives offer prices up, Clever reports that their sellers receive offers averaging 96-100% of as-is home value. The platform charges sellers zero fees and requires no commitment until an offer is accepted. Sellers submit property details once and receive 2-5 cash offers, each with transparent terms showing closing timeline, any fees, and repair contingencies.
Location: Nationwide platform (based in St. Louis, MO)
Year Founded: 2017 (Offers platform launched 2022)
Price Range: Free to sellers; buyers pay Clever referral fees
Average Review Score: 4.5/5.0
Services Offered: Multi-offer comparison, buyer vetting, closing coordination, concierge support
| Summary of Online Reviews
Sellers praise Clever Offers for “generating multiple competitive bids quickly”, “zero cost to compare offers”, and “transparent side-by-side breakdowns of terms.” A few note that rural properties may receive fewer offers, requiring longer wait times for competitive bidding. |
3. We Buy Ugly Houses
We Buy Ugly Houses operates as the marketing brand for HomeVestors, North America’s largest franchised home buying network with over 1,150 independently owned franchises across 48 states. Established in 1996, the franchise model pairs national brand recognition with local operator expertise. Each franchise is owned by a real estate investor who evaluates and purchases properties in their market. The company specializes in distressed properties that need significant repairs, inherited homes, and situations where sellers face foreclosure or urgent relocation. HomeVestors franchisees typically close in 14-30 days and charge no fees or commissions, though offers generally range from 50-70% of after-repair value depending on condition and repair scope.
Location: Nationwide (1,150+ franchises in 48 states)
Year Founded: 1996
Price Range: 50-70% of ARV depending on condition
Average Review Score: 4.2/5.0
Services Offered: Distressed property purchases, as-is buying, no fees, foreclosure assistance
| Summary of Online Reviews
Homeowners appreciate “fast closings with no repair requirements”, “zero fees or commissions”, and “working with local franchise owners who know the market.” Some sellers mention receiving lower offers compared to other cash buyers, particularly on homes needing cosmetic updates only. |
4. Simple Sale by HomeLight
Simple Sale by HomeLight connects sellers with HomeLight’s network of institutional cash buyers and iBuyers, providing all-cash offers within 48 hours for homes in most conditions. Launched as HomeLight’s answer to Opendoor and Offerpad, Simple Sale leverages the company’s existing network of 27,000+ real estate agents and partnerships with cash buying firms across 48 states. The platform charges sellers a 2-5% service fee depending on market and property condition, positioning it as a middle ground between zero-fee local buyers and high-fee national iBuyers. HomeLight’s model incorporates an initial online valuation using their proprietary algorithm, followed by a virtual or in-person walkthrough to confirm condition and finalize the offer.
Location: Nationwide platform (based in San Francisco, CA)
Year Founded: 2012 (Simple Sale launched 2021)
Price Range: 88-96% of as-is value with 2-5% service fee
Average Review Score: 4.1/5.0
Services Offered: Cash offers, 48-hour response, flexible closing, agent matching services
| Summary of Online Reviews
Customers value “quick cash offers in 48 hours or less”, “convenient digital process with minimal showings”, and “reliable closing through HomeLight’s network.” Several mention that service fees and repair deductions reduce final proceeds more than initially expected. |
5. Sundae
Sundae pioneered an auction marketplace model that connects sellers of distressed properties with a curated network of 8,500+ real estate investors who bid competitively on homes. Rather than making a single cash offer, Sundae lists properties in a 7-14 day auction where investors submit bids, driving the final sale price up through competition. The company charges sellers a 3-6% service fee, which covers property marketing, auction management, and transaction coordination. This model typically generates higher offers than traditional cash buyers for distressed homes, Sundae reports that their sellers receive 95-98% of as-is market value, versus the 60-75% that single-buyer models offer for similar properties.
Location: Operates in 30 states (based in San Diego, CA)
Year Founded: 2018
Price Range: 95-98% of as-is value with 3-6% service fee
Average Review Score: 4.7/5.0
Services Offered: Auction marketplace, investor network, distressed property specialization, estate sales
| Summary of Online Reviews
Sellers highlight “competitive bidding that drove prices higher”, “transparent auction process with clear timelines”, and “excellent communication from dedicated coordinators.” A few note that the 30-45 day process takes longer than direct cash buyer alternatives. |
6. Offerpad
Offerpad operates as a technology-driven iBuyer serving 25+ markets across the Sun Belt and Western states, differentiating itself through flexible closing timelines that allow sellers to choose closing dates up to 12 months out. The company purchases homes directly using institutional capital, performs renovations, and resells them on the retail market. Offerpad charges sellers an 8% service fee, one of the highest in the industry, plus repair deductions averaging $5,000-$15,000 based on post-offer inspection findings. This fee structure covers the company’s carrying costs, renovation expenses, and resale risk, but significantly reduces net proceeds compared to zero-fee alternatives.
Location: 25+ markets across 15 states
Year Founded: 2015
Price Range: 85-92% of market value with 8% service fee
Average Review Score: 3.9/5.0
Services Offered: iBuyer purchases, flexible closing dates, leaseback options, instant online offers
| Summary of Online Reviews
Homeowners value “flexible closing dates and leaseback options”, “quick online preliminary offers”, and “certainty of closing without buyer financing contingencies.” Many express disappointment with the high 8% service fees and significant repair deductions after final inspection. |
7. Opendoor
Opendoor pioneered the iBuyer industry in 2014 and remains the largest player by transaction volume, completing over 100,000 home purchases since inception. The company operates in 50+ markets nationwide, providing instant preliminary offers through their website and mobile app within minutes. Opendoor’s business model involves purchasing homes with institutional capital, performing light to moderate renovations, and reselling them on the MLS, typically within 90-120 days. The company charges a service fee ranging from 5-13% depending on market competitiveness and property condition, plus repair deductions that average $10,000-$25,000 based on their post-acceptance inspection.
Location: 50+ markets nationwide
Year Founded: 2014
Price Range: 82-90% of market value with 5-13% service fee
Average Review Score: 3.7/5.0
Services Offered: iBuyer purchases, instant online offers, flexible closing dates, mobile app
| Summary of Online Reviews
Sellers appreciate “instant online offers with quick responses”, “convenience of no showings or open houses”, and “flexible timelines with certainty of closing.” The most common complaint centers on high service fees (5-13%) and substantial repair deductions that significantly reduce final proceeds. |
8. HomeVestors Franchise
HomeVestors operates as the corporate franchisor behind the We Buy Ugly Houses brand, but individual HomeVestors franchises often market under their own local brand names while maintaining access to the HomeVestors training, support, and financing programs. Each franchise owner functions as an independent real estate investor who evaluates properties in their local market, makes direct offers, and manages renovations using their own contractor networks. This decentralized model creates significant variation in offer quality, responsiveness, and closing speed—top-performing franchisees maintain 4.8-star ratings while lower-performing operators dip to 3.0 stars.
Location: 48 states via franchise network
Year Founded: 1996
Price Range: 55-70% of ARV depending on condition
Average Review Score: 4.0/5.0
Services Offered: Local investor purchases, no fees, as-is buying, franchise network support
| Summary of Online Reviews
Sellers commend “working with local investors who know the area”, “no fees or commissions charged”, and “reliable closings backed by corporate HomeVestors support.” Some note that individual franchise operators vary significantly in professionalism and offer competitiveness. |
