# Companies That Buy Houses for Cash: Full Comparison (2026) By Opendoor Editorial Team | 2026-04-22 Selling a home the traditional way — staging, listing, hosting showings, negotiating with buyers, waiting on financing — takes an average of 70 days or more from listing to close, according to [HomeLight’s market data](https://www.homelight.com/blog/companies-that-buy-homes-for-cash/). For sellers facing a job relocation, divorce, financial hardship, or an inherited property they never planned to manage, that timeline can be punishing. A growing number of companies that buy houses for cash have emerged to offer an alternative. These aren’t the handwritten “We Buy Houses” signs taped to telephone poles (though those companies still exist). The landscape now includes technology-driven iBuyers, franchise investor networks, direct investor buyers, and trade-in bridge programs — each with meaningfully different tradeoffs in speed, sale price, fees, and certainty. As of mid-2025, the [average purchase mortgage took 41 days to close](https://www.homelight.com/blog/companies-that-buy-homes-for-cash/). Cash buyers, by contrast, can close in as few as 7 to 14 days because there’s no lender approval, no appraisal contingency, and no financing fall-through risk. But “fast” and “easy” can come at a cost. Depending on the company type, sellers may receive anywhere from 50% to 95% of their home’s market value. The gap between those numbers is enormous — on a $400,000 home, it’s the difference between getting $200,000 and $360,000. This article compares seven major cash home buyers across four categories: iBuyers (Opendoor, Offerpad), franchise investor networks (HomeVestors, We Buy Houses), direct investor buyers (HomeGo), and trade-in programs (Orchard, Knock). Below, each is evaluated on offer speed, fees, market coverage, and ideal use case — plus a breakdown of [what to look for before accepting any cash offer](https://www.opendoor.com/articles/what-is-a-cash-offer-in-real-estate-and-why-consider-it). ## Quick Comparison: Companies That Buy Houses for Cash Before diving into individual profiles, here’s how the major companies that buy homes for cash compare at a glance. | Company | Type | Offer Speed | Service Fee | Markets | Best For | | --- | --- | --- | --- | --- | --- | | Opendoor | iBuyer | 24 hours | around 5% | 50-plus markets | Fast, predictable sale with flexible closing | | Offerpad | iBuyer | 24 hours | 5% service fee + ~1% closing costs | Select markets | Flexible closing + free local move | | HomeVestors | Franchise investor network | Same day (after walk-through) | No fees (lower offer price) | Nationwide via hundreds of local franchisees | Distressed homes, fixer-uppers, inherited properties | | Orchard | Trade-in / iBuyer hybrid | 24–48 hours | ~6% (listing + equity advance) | A select number of markets | Sellers who also need to buy a new home | | HomeGo | Direct investor buyer | Same day | No fees (lower offer price) | 20-plus cities | Ultra-fast close, no prep or repairs | | We Buy Houses | Investor franchise network | 1–3 days | No fees (below-market offer) | Nationwide (local franchisees) | Foreclosure prevention, severely distressed homes | | Knock | Trade-in bridge loan | Equity advance (not a traditional cash offer) | A convenience fee + mortgage costs | Select markets via partner lenders | Bridge financing to buy before selling | Fees and availability as of April 2026. Verify current terms directly. A few patterns jump out. Investor networks and direct buyers charge no explicit fees but compensate by offering significantly less, sometimes 30% to 50% less than market value. Trade-in programs like Orchard and Knock serve a different niche entirely: homeowners who need to buy and sell simultaneously. The “best” company depends entirely on the seller’s situation. A homeowner with a move-in-ready property in a major metro has very different options than someone with an [inherited fixer-upper in a rural area](https://www.opendoor.com/articles/how-to-sell-your-house). [Get your offer](#) ## What Does It Mean to Sell to a Cash Buyer? A cash buyer is any buyer — whether an individual, company, or institutional investor — who purchases a property without a mortgage. There is no lender approval process, no appraisal contingency, and no risk that the deal collapses because financing fell through. The funds are verified, available, and transferred directly at closing. In a single sentence: A cash buyer for a house is a purchaser who pays the full purchase price using liquid funds rather than a mortgage, eliminating lender-related delays and contingencies from the transaction. This matters because financing is one of the most common reasons home sales fall apart. When a buyer relies on a mortgage, the deal depends on the lender’s appraisal, the buyer’s continued creditworthiness, and the lender’s underwriting timeline. Cash removes all three variables. Where [traditional financed purchases average 41 days to close](https://www.homelight.com/blog/companies-that-buy-homes-for-cash/), cash transactions can close in as few as 7 days. It’s important to distinguish between individual cash buyers — a wealthy buyer who happens to have liquid assets — and company cash buyers, which are the focus of this article. Individual cash buyers are common in competitive housing markets and may pay full market value or above. Company cash buyers, by contrast, purchase homes as a business model and typically build their margins into the offer price. The tradeoff is straightforward: cash-buying companies assume risk and provide convenience, which is reflected in their offers. According to [HomeLight’s editorial data](https://www.homelight.com/blog/companies-that-buy-homes-for-cash/), iBuyers typically offer 85% to 95% of fair market value minus a service fee of 5% to 6%, while investor networks (“We Buy Houses” companies) may offer just 50% to 70% of after-repair value. Where are all-cash purchases most common? According to Redfin and National Association of Realtors data, all-cash purchases account for roughly 30% or more of home sales nationally, with higher concentrations in markets across Florida, Arizona, Texas, and parts of the Southeast — regions where investor activity and retiree relocations drive higher cash transaction volumes. Sellers in these areas tend to have more cash-buyer options and more competition for their properties. For a deeper look at [how cash offers work in real estate](https://www.opendoor.com/articles/what-is-a-cash-offer-in-real-estate-and-why-consider-it), including what proof of funds looks like and how sellers can verify a cash buyer’s legitimacy, Opendoor’s explainer covers the process in detail. ## What to Look For When Choosing a Cash Home Buyer Not all cash offers are created equal. A $300,000 offer from one company may put more money in a seller’s pocket than a $320,000 offer from another, depending on fees, repair credits, and closing costs. Here’s what to evaluate before accepting any offer from companies that will buy your house. ### Offer Price vs. Net Proceeds The headline offer price is not what matters — [net proceeds after all costs](https://www.opendoor.com/articles/how-much-are-closing-costs-for-seller) is the number that actually hits the seller’s bank account. iBuyers charge service fees that vary by company and market. Investor buyers charge no explicit fees but build their margin into a significantly lower offer. In many cases, the net proceeds end up closer than sellers expect. For example, an iBuyer offering $350,000 with a 6% service fee yields roughly $329,000 in net proceeds. An investor offering $280,000 with zero fees yields $280,000. The recommendation: always calculate estimated net proceeds for every offer received, not just the top-line number. With any cash buyer, sellers should ask for a written breakdown of all costs, including any repair credits or [closing costs](https://www.opendoor.com/articles/how-much-are-closing-costs-for-seller) being deducted. ### Speed and Closing Flexibility Two questions matter here: How quickly can a seller receive an offer? And how quickly — or slowly — can the sale close? Opendoor and Offerpad both deliver preliminary cash offers often within 24–48 hours of your request, and let you choose a closing date typically between 14 and 60 days. This flexibility is valuable for sellers who need to [coordinate with a new home purchase](https://www.opendoor.com/articles/how-long-does-closing-take) or relocation timeline. Investor buyers like HomeGo can close in as few as 7 days, which is the fastest timeline in the comparison — ideal for sellers in foreclosure or other urgent situations. Traditional home sales, by comparison, average 41 or more days after an offer is accepted, according to ICE Mortgage Technology data — and that doesn’t count the weeks or months of listing, showing, and negotiating that precede the accepted offer. ### Condition Requirements iBuyers generally seek out homes in fair-to-good condition. Opendoor, for instance, conducts a home assessment and may adjust its offer based on the condition of the home, but it’s [not designed for severely distressed properties](https://www.opendoor.com/articles/things-to-repair-before-selling-a-house) — homes with major structural damage, mold, or foundation issues typically won’t qualify. Investor networks like HomeVestors and We Buy Houses exist specifically for these harder-to-sell properties. They buy homes in any condition — fire damage, hoarder situations, extensive deferred maintenance — because their business model is to renovate and resell. This distinction matters because distressed homes face a much smaller buyer pool on the open market. According to the [NAR 2025 Remodeling Impact Report](https://www.homelight.com/blog/companies-that-buy-homes-for-cash/), 46% of home buyers are less willing to compromise on home condition, which means fixer-uppers sit longer and sell for less than homes in good condition when listed traditionally. ### Market Coverage National iBuyers operate in defined metro areas. Opendoor covers 50-plus markets as of 2026 — the broadest coverage of any iBuyer. Franchise networks like HomeVestors have a wide geographic footprint through hundreds of local franchisees, but the quality and professionalism of the experience varies by local operator. Sellers in smaller or rural markets may find their options limited to local investor buyers or the open market with an agent. Knock’s bridge loan product covers select markets via partner lenders, but it’s a financing product, not a direct cash purchase. ### Reputation and Transparency Before accepting any cash offer, sellers should check for state licensing, Better Business Bureau ratings, online reviews, and whether the company clearly discloses all fees upfront in writing. Red flags include: pressure to sign a contract immediately, refusal to provide a written offer breakdown, vague “no fees” claims that obscure below-market offer prices, and any company that won’t provide [proof of funds](https://www.opendoor.com/articles/real-estate-terms-you-should-know) or let the seller consult an attorney before signing. ## Every Major Company That Buys Houses for Cash (2026 Profiles) Below are profiles of every major type of cash-buying company operating nationally in 2026, evaluated on offer competitiveness, speed, fee transparency, market reach, and ideal seller profile. Companies are ordered by market coverage and transaction volume, with the largest national iBuyer listed first. ### Opendoor **Type: **iBuyer (technology-driven instant offer platform) Opendoor is the largest iBuyer in the United States by market coverage, operating in 50-plus markets as of 2026. An iBuyer — short for “instant buyer” — is a technology company that uses automated valuation models and market data to make near-instant cash offers on homes, purchasing them directly from sellers without listing the property on the open market. **How it works: **A seller requests an offer through Opendoor’s website or app, providing basic information about the home. According to Opendoor’s published process, the company delivers a preliminary cash offer within approximately [24 hours](https://help.opendoor.com/selling/getting-your-offer/how-to-request-cash-offer). Opendoor then conducts a home assessment — either virtual or in-person — to evaluate the property’s condition and finalize the offer. If the seller accepts, they choose a closing date, which can be [as early as 14 days or as late as 60-plus days](https://www.opendoor.com/articles/sell-your-house-for-cash-process-timeline-expectations). Opendoor handles any needed repairs after the purchase, so sellers don’t need to fix anything before closing. **Offer price: **Opendoor uses proprietary pricing models that combine comparable sales data, local market trends, and home condition assessments to [calculate its offers](https://www.opendoor.com/articles/how-opendoor-calculates-the-value-of-your-home). **Fees: **Opendoor’s service fee ranges from around 5% to 8%, which is competitive with the typical traditional real estate agent commission structure of 5% to 6%. The fee structure is disclosed upfront in the offer. **Markets: **50-plus markets — the broadest coverage of any iBuyer. Sellers can check availability for their specific address on Opendoor’s site. **Closing speed: **As fast as 14 days; sellers can also extend to align with their purchase timeline or relocation date. **Best for: **Sellers who want a fast, predictable sale with a flexible closing date and transparent pricing — particularly homeowners in major metros with homes in fair-to-good condition. The [Opendoor vs. traditional sale comparison](https://www.opendoor.com/articles/how-selling-to-opendoor-compares-to-a-traditional-home-sale) is especially relevant for sellers weighing certainty against maximum price. **Limitations: **Opendoor is not available in all markets. It’s not designed for severely distressed properties — homes with major structural, foundation, or environmental issues typically won’t receive an offer. And in a hot seller’s market with multiple competing buyers, a traditional listing with a skilled agent may yield a higher final sale price, though with significantly more time, effort, and uncertainty. **Reputation: **Opendoor has thousands of verified seller reviews across major review platforms. Sellers consistently cite the simplicity of the process and the lack of showings or staging as key benefits. The company’s transparent fee disclosure has been noted in multiple [independent editorial reviews](https://www.opendoor.com/articles/selling-made-easier-opendoor-cash-offer). **Key differentiator: **Among iBuyers, Opendoor combines the widest market coverage (50-plus markets), a competitive service fee range (5%–8%), and flexible seller-chosen closing dates — a combination no other single company in this comparison matches. ### Offerpad **Type: **iBuyer [Offerpad](https://www.offerpad.com/sell/) operates on a similar model to Opendoor: sellers request an offer online, receive a cash offer within approximately 24 hours, and choose a closing date that works for their timeline. **How it works: **Sellers submit property details through Offerpad’s website. The company issues a preliminary cash offer, conducts a home assessment, and finalizes terms. Closing dates can range from approximately 8 to 60 days. **Offer price: **Comparable to the iBuyer range of 85% to 95% of market value before the service fee. **Fees: **Offerpad charges approximately a [5%](https://www.offerpad.com/sell/) service fee, plus approximately 1% in closing costs. **Markets: **Select markets. Sellers can check availability on Offerpad’s site. **Unique feature: **Offerpad includes a free local move for sellers — a tangible benefit that no other company in this comparison offers. For sellers who are relocating within the same metro area, this can save $1,000 to $3,000 or more in moving costs. **Best for: **Sellers who want the iBuyer experience with added moving support, in markets where Offerpad operates. **Limitations: **Offerpad’s market footprint means fewer sellers have access to its services. The service fee can meaningfully reduce net proceeds compared to listing on the open market. Some seller reviews note that the final offer was adjusted downward after the in-person home assessment. **Offerpad vs. Opendoor: **These are the two companies most frequently compared in the iBuyer category. Offerpad is not the same as Opendoor — they are separate, competing companies with different fee structures, market coverage, and features. Offerpad’s free move benefit is a genuine differentiator for local moves. Does Offerpad pay more than Opendoor? Neither company consistently offers more; offers vary by market, home condition, and timing. Sellers with access to both should request offers from each and compare the net proceeds side by side. ### HomeVestors (We Buy Ugly Houses) **Type: **Franchise investor network [HomeVestors](https://www.homevestors.com/) is the company behind the recognizable “We Buy Ugly Houses” billboards and advertising. It operates as a franchise network — the national brand provides marketing, training, and a lead generation system, while individual franchisees (who are independent real estate investors) make offers and purchase properties in their local markets. **How it works: **A seller contacts HomeVestors, and a local franchisee schedules an in-home walk-through. After evaluating the property, the franchisee can make a same-day cash offer. There is no online offer tool — the process requires an in-person visit. **Offer price: **Typically 50% to 70% of after-repair value (ARV). This is the lowest offer range in this comparison, but the tradeoff is that HomeVestors buys homes in literally any condition — no repairs, no cleaning, no preparation required. **Fees: **No service fees or commissions. The investor’s margin is built entirely into the lower offer price. **Markets: **Nationwide via hundreds of local franchisees — one of the broadest geographic footprints of any cash buyer, including smaller markets that iBuyers don’t serve. **Closing speed: **Same-day offers after the walk-through; closing in as few as three weeks, with some franchisees able to move faster. **Best for: **Distressed homes, inherited properties, severe fixer-uppers, hoarder houses, fire-damaged properties, and homes facing code violations — properties that would struggle on the open market or wouldn’t qualify for iBuyer programs. HomeVestors is genuinely strong in this niche, and for sellers with these types of properties, it’s often a better fit than an iBuyer. **Limitations: **Offers are well below market value — this is by design, as the franchisee’s business model depends on purchasing at a discount, renovating, and reselling at a profit. The quality of the experience varies by franchisee; some are highly professional, while others may use high-pressure tactics. And for sellers with move-in-ready homes in good condition, HomeVestors’ offers will almost always be significantly less competitive than an iBuyer’s. **Key context: **Because HomeVestors franchisees are independent investors, there is no standardized offer methodology across the network. Two franchisees in the same city may offer different amounts for the same property. ### Orchard **Type: **Trade-in / iBuyer hybrid [Orchard](https://www.orchard.com/) occupies a unique position in this comparison. Rather than simply buying a seller’s home, Orchard’s primary model is designed for homeowners who need to buy a new home and sell their current one simultaneously — the classic “buy before you sell” challenge. **How it works: **Orchard offers two paths. In its trade-in program, Orchard provides an equity advance from the seller’s current home so they can make a competitive offer on their next home before their existing property sells. Orchard then lists the old home on the open market with an Orchard agent. Alternatively, sellers can request a direct cash offer if they prefer certainty over a maximum price. **Offer price: **If listing through Orchard’s trade-in program, the seller receives open-market value (minus Orchard’s listing fee and equity advance costs). If taking the direct cash offer, pricing falls in the iBuyer range. **Fees: **Approximately 6% if using the listing plus equity advance program; a flat fee for the direct cash offer. **Markets: **A select number of markets — Texas, Colorado, Georgia, Florida, North Carolina, Virginia, Maryland, Washington D.C., and Arizona. This is the most geographically constrained option in the comparison. **Best for: **Sellers who also need to buy. The trade-in model eliminates the agonizing “sell first or buy first” dilemma and avoids the double move that so many homeowners dread. For this specific use case, Orchard is arguably the strongest option available. **Limitations: **Very limited market coverage. The process is more complex than a straightforward cash sale. Sellers who don’t need to buy simultaneously are better served by a simpler iBuyer or investor model. For sellers exploring [companies similar to Orchard](https://www.orchard.com/), [Knock](https://www.knock.com/) offers a competing trade-in product with a broader geographic reach. ### HomeGo **Type: **Direct investor buyer [HomeGo](https://www.homego.com/) positions itself as a more professional alternative to the traditional “We Buy Houses” investor. The company employs licensed real estate agents who conduct property evaluations and make on-the-spot cash offers. **How it works: **A seller contacts HomeGo and schedules a 30-minute walk-through with one of the company’s licensed agents. The agent evaluates the property, calculates an offer based on comparable sales and repair costs, and presents a firm cash offer the same day. **Offer price: **Below market value — HomeGo is an investor buyer that purchases homes to renovate and resell, so its margin is built into the offer discount. **Fees: **No commissions, no closing costs to the seller. **Markets: **20-plus cities — broader than Orchard but narrower than Opendoor or HomeVestors. **Closing speed: **As few as 7 days — the fastest close in this comparison. Sellers can also choose a later date if they need more time. **Best for: **Sellers who prioritize speed above all else. HomeGo is well-suited for urgent situations — pre-foreclosure, estate liquidation, or job relocations with immovable deadlines — where the certainty of a same-day offer and a 7-day close outweighs the lower sale price. **Limitations: **Offers are below market value, as with all investor buyers. Fewer markets than the national iBuyers. The company’s online presence has fewer verified reviews than Opendoor or HomeVestors, making independent due diligence more important. ### We Buy Houses **Type: **Investor franchise network [We Buy Houses](https://www.webuyhouses.com/) operates as a franchise network connecting sellers with local real estate investors. Like HomeVestors, the national brand provides marketing and a centralized lead system, while individual franchisees make offers and close transactions independently. **How it works: **Sellers enter their property address on the We Buy Houses website, which routes them to a local franchisee. The franchisee contacts the seller, evaluates the property (sometimes virtually, sometimes in person), and makes a cash offer — typically within one to three days. **Offer price: **Below market value. Franchise investor networks generally offer in the range of 50% to 70% of after-repair value, though individual franchisees may vary. **Fees: **No fees to the seller — the discount is absorbed into the offer price. **Markets: **Nationwide through local franchisees in most major cities, though coverage in smaller markets depends on whether a local franchisee operates there. **Closing speed: **As fast as 7 days in some cases — among the fastest in the comparison. **Best for: **Sellers facing foreclosure, tax liens, or other time-sensitive situations where a 7-day close is critical. Also suitable for severely distressed properties that need significant renovation. **Limitations: **This is where seller caution is most important. Because We Buy Houses franchisees are independent operators, the quality, professionalism, and offer fairness vary enormously from one franchisee to the next. There is no central vetting of individual franchisees’ offers or practices. Sellers should get offers from [multiple cash buyers](https://www.opendoor.com/articles/how-to-sell-your-house-for-the-most-money) before committing. ### Knock **Type: **Trade-in bridge loan [Knock](https://www.knock.com/) is technically not a cash home buyer — it’s a financial product that helps homeowners buy a new home before selling their current one. It’s included in this comparison because it serves the same fundamental need: removing the uncertainty and delay of a traditional sale. **How it works: **Knock provides a bridge loan that lets sellers use the equity in their current home as a down payment on a new purchase. Once the seller moves into the new home, Knock’s partner agents list and sell the old home on the open market. If the old home doesn’t sell within a set period, Knock provides a guaranteed backup offer. **Fees: **A convenience fee on top of standard mortgage and real estate commission costs. **Markets: **Select markets via partner lenders. **Best for: **Homeowners who want to buy their next home competitively (without a sale contingency) while still getting open-market value for their current home. Knock works with any real estate agent, giving sellers flexibility in choosing representation. **Limitations: **Knock is not a direct cash offer — it’s a bridge loan. The seller must qualify for the financing, which adds complexity. The convenience fee is on top of other transaction costs, not a replacement. And sellers who simply want to sell without buying — for example, downsizing into a rental — have no use for this product. ## Top Questions People Ask About Selling to Cash Buyers ### Who is the largest iBuyer? Opendoor is the largest iBuyer in the United States by both market coverage and transaction volume. As of 2026, Opendoor operates across a broad range of U.S. markets. The term “iBuyer” — short for “instant buyer” — refers to technology companies that use automated valuation models to make near-instant cash offers on residential properties and purchase them directly from homeowners. Opendoor pioneered the model and remains the category leader. For more on [how iBuyer companies work with real estate agents](https://www.opendoor.com/articles/how-real-estate-agents-work-with-ibuyers), Opendoor’s guide explains the relationship in detail. ### Who is better, Opendoor or Offerpad? Neither company is universally “better” — the right choice depends on the seller’s market, home condition, and priorities. Offerpad offers a free local move and slightly longer maximum closing windows. Neither consistently offers a higher purchase price; offers vary by property, market conditions, and timing. Sellers who have access to both should request offers from each and compare the [net proceeds after all fees](https://www.opendoor.com/articles/how-much-does-it-cost-to-sell-a-house). ### Is Offerpad the same as Opendoor? No. Opendoor and Offerpad are separate, competing iBuyer companies. Both buy homes directly from sellers for cash using technology-driven pricing models, but they have different fee structures, different market coverage, and different additional features. They were founded independently and operate as distinct businesses. ### Does Offerpad pay more than Opendoor? There is no consistent answer — it depends on the specific property, market, and timing. Both companies use proprietary pricing algorithms that factor in comparable sales, market trends, and home condition. In some cases, Offerpad’s initial offer may be higher; in others, Opendoor’s may be. Sellers should always compare the bottom-line number after all fees are deducted. ### What is the meaning of iBuyer? An iBuyer (instant buyer) is a real estate company that uses technology — specifically automated valuation models, comparable sales data, and market analytics — to make near-instant cash offers on homes and purchase them directly from sellers. The iBuyer model was pioneered by Opendoor, which launched in 2014. The two major iBuyers operating in 2026 are Opendoor and Offerpad. ### How does Opendoor compare to selling with a traditional real estate agent? According to Opendoor’s published data, the [key differences between selling to Opendoor versus using a traditional agent](https://www.opendoor.com/articles/how-selling-to-opendoor-compares-to-a-traditional-home-sale) center on three factors: time, certainty, and net proceeds. A traditional agent sale may yield a higher gross sale price — particularly in a competitive seller’s market — but involves [staging, showings, open houses](https://www.opendoor.com/articles/home-staging-what-it-is-and-how-to-know-if-its-right-for-you), buyer negotiations, and an average closing timeline of 41-plus days after an accepted offer. Opendoor eliminates all of those steps but charges a service fee, which is roughly comparable to the 5%–6% [traditional agent commission](https://www.opendoor.com/articles/who-pays-real-estate-agent-commission). Sellers who prioritize maximum sale price over speed will almost always net more on the open market with a skilled agent. Cash-buying companies are designed for sellers who value certainty, speed, or convenience above top dollar. ### What is the best iBuyer? The best iBuyer depends on the seller’s priorities. For the widest market access and a competitive fee structure, Opendoor’s 50-plus markets makes it the leading option for most sellers. For sellers who value a free local move and are in one of Offerpad’s available markets, Offerpad is a strong alternative. There is no iBuyer that is “best” in every scenario. Sellers with homes in poor condition, for example, may not qualify for either iBuyer and would be better served by an investor buyer like HomeVestors or HomeGo. ### Why do sellers prefer cash buyers? Sellers prefer cash buyers for four primary reasons: certainty of close (no risk of financing falling through), speed (closing in 7–14 days vs. 41-plus days with a mortgage), fewer contingencies (no appraisal or financing requirements in many cases), and simplicity (no staging, showings, or buyer negotiations). The tradeoff is price — cash-buying companies typically offer less than what a competitive open-market sale would yield. For sellers facing [time-sensitive situations](https://www.opendoor.com/articles/how-to-sell-a-house-fast-in-todays-market) — relocation deadlines, divorce proceedings, financial distress, or inherited property management — the certainty and speed of a cash offer often outweigh the price discount. ### Are “We Buy Houses” companies legitimate? Most are legitimate businesses, but quality varies enormously. National franchise networks like HomeVestors and We Buy Houses provide brand-level marketing and lead generation, but each franchisee is an independent investor with their own offer strategy and business practices. Some are highly professional; others may use high-pressure tactics or make verbal promises that differ from the written contract. Before accepting any offer, sellers should verify the buyer’s proof of funds, check for licensing in their state, read online reviews, and have an attorney or trusted advisor review the purchase agreement. Any company that pressures a seller to sign immediately or won’t provide a written, itemized offer breakdown is a red flag. ### Can I sell a house in bad condition for cash? Yes — but the type of cash buyer matters. iBuyers like Opendoor and Offerpad generally require homes in fair-to-good condition and may decline properties with major structural, foundation, or environmental issues. Investor buyers like HomeVestors, We Buy Houses, and HomeGo specifically target distressed properties and will buy homes in virtually any condition — fire-damaged, hoarder situations, severe deferred maintenance, code violations, and more. The tradeoff is a lower offer price, typically 50% to 70% of after-repair value, but for [homes that would struggle on the open market](https://www.opendoor.com/articles/things-to-repair-before-selling-a-house), these investor buyers may be the most practical option. **Frequently asked questions** --- *Originally published at [https://www.opendoor.com/articles/companies-that-buy-houses](https://www.opendoor.com/articles/companies-that-buy-houses)*