How we make this list: we compare pricing pages, product documentation and public user reviews. Ratings come from G2, Capterra or Trustpilot, with the date we checked them.
Key takeaways
- House buying companies fall into three types: iBuyers that pay near market value minus a fee, traditional cash buyers that pay 50 to 70 percent of market value, and marketplaces that collect competing offers.
- iBuyers such as Opendoor and Offerpad typically offer 70 to 80 percent of market value and charge about 5 percent in service fees, with repair deductions possible after inspection.
- Traditional cash buyers close fastest and buy as-is, but their offers are much lower, so they suit distressed homes and urgent sales.
- Marketplaces such as Houzeo Cash Offers and Clever Offers let sellers compare multiple investor offers, which can raise net proceeds.
- This article is general information only, not financial or legal advice. Get an independent valuation and read every contract term before signing, and beware of cash-buyer scams.
Quick comparison
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The best house buying companies
Starting price5% service fee
Free planNo
Opendoor is the largest iBuyer, buying homes directly from sellers for cash and reselling them, with offers typically at 70 to 80 percent of market value and a 5 percent service fee. Sellers can choose a closing date from 14 to 60 days out, and a delayed move-out option lets sellers stay in the home after closing for a period, which helps when the next home is not ready. The process runs online: submit home details, schedule an inspection, receive a final offer, and close on your chosen date.
The costs beyond the headline fee matter. Repair deductions after inspection can reduce net proceeds further, and Opendoor can revise or withdraw an offer based on inspection findings. It also declines homes with significant foundation or structural issues, flood-zone locations, septic systems or wells, unpermitted additions, and fire or flood damage. For sellers with a home in good condition who value certainty and flexible timing, Opendoor offers the best-known iBuyer experience, but compare its net offer against a traditional listing before accepting.
What we like- Offers typically 70 to 80 percent of market value
- Closing in 14 to 60 days
- Delayed move-out option
Watch out for- 5 percent service fee plus repair deductions
- Offers can change after inspection
- Does not buy distressed or flood-zone homes
Starting price5% service fee
Free planNo
Offerpad is the other major iBuyer, with offers typically at 70 to 80 percent of market value and closing in 14 to 30 days, plus a free local move perk that helps sellers relocate nearby without hiring movers. The online process mirrors Opendoor: submit details, inspect, receive a final offer, and close on a chosen date. Offerpad customer ratings run slightly below Opendoor on some platforms, though both sit near 4.4 out of 5 on review aggregators cited in current guides.
Service fee guides conflict: some list Offerpad at 5 percent plus 1 percent, while others cite 8 percent including variable repair deductions, so verify the full fee schedule in your written offer before signing, which is why this article lists the starting price as 5 percent with the conflict flagged. Repair deductions can also reduce net proceeds after inspection. For sellers who value the free local move and a faster closing window than Opendoor, Offerpad is worth comparing directly against Opendoor on net proceeds, not on headline offer alone.
What we like- Offers typically 70 to 80 percent of market value
- Free local move
- Closing in 14 to 30 days
Watch out for- Service fee guides conflict at 5 to 8 percent
- Repair deductions possible
- Offers can change after inspection
Starting priceNo fee, discounted offer
Free planNo
We Buy Ugly Houses, the consumer brand of HomeVestors, is the best-known traditional cash buyer, buying homes as-is with no repairs, no showings, and no fees charged to the seller. Closing runs 5 to 21 days, and the franchise network covers many markets, so sellers in smaller cities can often find a local buyer. The model suits distressed homes, inherited properties, homes needing major repairs, and sellers facing foreclosure or urgent timelines.
The real cost is the discount: offers typically run 50 to 70 percent of market value, far below iBuyer offers, because the buyer absorbs repair and resale risk. There is no service fee, but the discount dwarfs any fee saving, so sellers should compare the net cash against an iBuyer offer and against a traditional as-is listing before accepting. Local franchise quality also varies, so check reviews for the specific franchise buying your home, not only the national brand.
What we like- Buys as-is with no repairs
- Closing in 5 to 21 days
- National franchise network
Watch out for- Offers typically 50 to 70 percent of market value
- Discount is the real cost
- Local franchise quality varies
Starting priceNo fee
Free planNo
Clever Offers connects sellers with cash buyers and iBuyer-style offers, with typical offers at 70 to 80 percent of market value, no service fee charged to the seller, and closing within 14 days. Its model sits between a direct iBuyer and a marketplace: sellers receive an offer through the Clever network rather than negotiating with many separate investors, which speeds the process while keeping offers near iBuyer levels. Review aggregators cited in current guides rate Clever Offers near 4.9 out of 5.
Offer quality depends on the investor network in your market, so results vary by location and home condition, and coverage is thinner in some markets than Opendoor or We Buy Ugly Houses. For sellers who want iBuyer-level offers with fast closing and no fee, Clever Offers is worth requesting alongside Opendoor and Offerpad, then comparing net proceeds across all three written offers before choosing.
What we like- Offers typically 70 to 80 percent of market value
- No service fee
- Closing within 14 days
Watch out for- Offer depends on investor network
- Coverage varies by market
- IBuyer-style pricing needs verification
Starting priceNo fee
Free planNo
Houzeo Cash Offers is a cash buyer marketplace that lets sellers connect with multiple vetted investors and compare offers, rather than accepting a single buyer price. It claims offers up to 100 percent of market value with no fee and closing in 7 to 14 days, and sellers can also list on the MLS or accept an instant cash offer through the same platform. Review aggregators cited in current guides rate Houzeo near 4.9 out of 5, and it ranks first in several state-level cash buyer guides for 2026.
The top-end value claim deserves verification: marketplace offers still reflect investor profit needs, so not every seller receives near market value, and offer quality varies by investor and market. For sellers who want competition among buyers without listing traditionally, Houzeo marketplace model is the best way to test the market quickly, and comparing several offers usually beats accepting the first cash offer you receive.
What we like- Multiple vetted investor offers
- Up to 100 percent of market value claimed
- Closing in 7 to 14 days
- Sell as-is
Watch out for- Top-end value claims need verification
- Marketplace model means offer quality varies
- Coverage varies by market
Starting priceNo fee, discounted offer
Free planNo
ASAP Cash Home Buyers buys distressed and as-is homes with no service fee and closing in 7 to 28 days, suiting sellers who need speed for a damaged, inherited, or vacant property. Some market guides list ASAP for buy-before-sell transactions as well, where sellers buy a new home before selling the old one, though availability varies by location. Review aggregators cited in current guides rate ASAP near 4.9 out of 5.
As with other traditional cash buyers, offers typically run 50 to 70 percent of market value, so the discount is the real cost and dwarfs any fee saving. For urgent or distressed sales where traditional listing is impractical, ASAP is a reasonable option, but sellers with time should compare its net offer against iBuyer and marketplace offers before accepting a deep discount.
What we like- Buys distressed homes as-is
- Closing in 7 to 28 days
- No service fee
- Buy-before-sell options in some markets
Watch out for- Offers typically 50 to 70 percent of market value
- Discount is the real cost
- Coverage varies by market
Starting priceSee website
Free planNo
Knock is not a cash buyer: it provides bridge loans that let sellers buy a new home before selling the old one, then list the old home for full market value rather than accepting a discounted cash offer. That model often produces the highest net proceeds among the options on this list, with Knock reporting that 92 percent of customers sell within 90 days and customer ratings near 4.78 out of 5. Knock operates bridge loans in 26 states plus Washington, DC, though buyers can purchase anywhere in the United States.
The process takes longer and involves two transactions, a loan, and listing work, so it suits sellers who have time and want maximum proceeds rather than fastest closing. Loan costs vary, and Knock declines bank-owned, distressed, age-restricted, and second properties, plus homes with major damage or insufficient comparable sales. For sellers who can wait and want market value, Knock beats every cash buyer on net proceeds. For sellers who need cash in two weeks, an iBuyer or traditional buyer fits better.
What we like- Bridge loan lets you buy before selling
- Sell at full market value
- 92 percent sell within 90 days reported
Watch out for- Longer and more complex process
- Two transactions
- Loan costs vary
- Not a direct cash buyer
Starting price7% service fee
Free planNo
Homeward offers buy-before-sell programs that let sellers buy a new home with a cash offer backed by Homeward, then sell the old home, with a 7 percent service fee and purchase-side closing in 7 to 21 days. Its sale-side offers run 70 to 80 percent of market value in guides that list it as a cash buyer, though its main value is the buy-before-sell structure rather than a discounted direct purchase. That structure helps sellers compete in competitive markets without a sale contingency.
The 7 percent fee is higher than Opendoor 5 percent, and buy-before-sell complexity means more paperwork, loan terms, and timing risk than a simple cash sale. Coverage also varies by market. For sellers who need to buy first and want cash-offer strength on the purchase, Homeward is a solid alternative to Knock, and comparing both programs on fees and timelines is worthwhile before committing.
What we like- Buy-before-sell with cash offer backing
- Closing in 7 to 21 days on the purchase side
- Offers 70 to 80 percent of value on sale side
Watch out for- 7 percent service fee
- Buy-before-sell complexity
- Coverage varies by market
How we chose
We compared national house buying companies across the three models: iBuyers, traditional cash buyers, and buy-before-sell programs, plus marketplaces that collect competing offers. We favored companies with national coverage and published offer ranges, and we flagged fee conflicts where guides disagree rather than quoting one figure silently. Offer ranges and fees come from vendor pages and current guides, and they vary by market, home condition, and inspection results, so treat every figure as a range to verify in a written offer. This article is general information only, not financial or legal advice. We did not test any company hands-on, and we did not list local-only buyers, since coverage varies too widely.
Buying guide
Start by deciding what you value most: speed, net proceeds, or certainty. If speed matters most, request offers from an iBuyer and a traditional cash buyer on the same day and compare net cash after fees and repair deductions. If net proceeds matter most and you have time, list traditionally or use Knock or Homeward buy-before-sell to reach market value. If you want competition without listing, use a marketplace such as Houzeo to collect several investor offers at once.
Before signing, get an independent valuation or agent price opinion, read the full contract including inspection, repair deduction, and cancellation terms, and verify the buyer proof of funds. Beware of scams: legitimate buyers never ask for upfront fees, never pressure you to sign on the spot, and never ask you to sign over a deed before payment. Check the buyer reviews for your local franchise or office, confirm closing costs in writing, and consider a real estate attorney for any contract you do not fully understand, especially for inherited, distressed, or foreclosure properties.
Frequently asked questions
How much less do cash buyers pay than market value?
Traditional cash buyers typically offer 50 to 70 percent of market value, while iBuyers typically offer 70 to 80 percent minus a service fee and possible repair deductions. Marketplaces and buy-before-sell programs can reach closer to market value, but results vary by home and market.
How fast can I sell to a cash buyer?
Traditional cash buyers and marketplaces often close in 7 to 14 days, iBuyers in 14 to 60 days depending on the closing date you choose, and buy-before-sell programs take longer because they involve two transactions. Urgent sellers should prioritize traditional buyers or marketplaces.
Do cash buyers charge fees?
iBuyers charge service fees, typically about 5 percent, plus possible repair deductions. Traditional cash buyers usually charge no fee but pay a discounted price, which costs more than any fee. Always compare net cash after all fees and deductions, not headline offers.
Can I sell a damaged home to a cash buyer?
Yes. Traditional cash buyers such as We Buy Ugly Houses and ASAP Cash Home Buyers buy as-is, including damaged and distressed homes. iBuyers decline homes with major structural, foundation, flood, or fire damage, so distressed sellers should use traditional buyers or marketplaces.
Is selling to a cash buyer safe?
Legitimate national buyers are safe when you verify proof of funds, read the contract, and check local reviews. Beware of scams: never pay upfront fees, never sign over a deed before payment, and never accept pressure to sign immediately. A real estate attorney can review any contract you do not understand.
Should I sell to a cash buyer or list traditionally?
Sell to a cash buyer if speed, as-is condition, or certainty matters more than price. List traditionally, or use a buy-before-sell program, if maximizing net proceeds matters more and you have time. For most sellers with a home in good condition, a traditional listing or buy-before-sell program nets more money.
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Is your product missing or out of date?
We review this list regularly. Vendors can request a listing, send updated pricing or ask about featured placement.
Shihab Mia · Founder, Rankite
Shihab has 5+ years in B2B and SaaS SEO. He writes Rankite's software buying guides from pricing pages, documentation and public user reviews. More about Shihab.
Opendoor
Offerpad
We Buy Ugly Houses
Clever Offers
Houzeo Cash Offers
ASAP Cash Home Buyers
Knock
Homeward