4.3
Editor's Rating (157 Reviews)1
User Rating (5 Reviews)Grandview Homes is a Midwest cash home buyer that helps homeowners sell properties quickly and conveniently. Founded in 2009, the company purchases houses in any condition, including distressed and inherited properties.
Pros
Cons
Grandview Homes makes selling your home easy. They buy your home as-is and let you close the sale on a date you choose. Additionally, Grandview Homes charges no agent commission or closing costs. This makes selling your home fast, simple, and nearly free.
However, this easy approach has its drawbacks. Grandview Homes might not offer the full value for your home. Like most cash buyers, they may provide only 50% to 70% of your home’s Fair Market Value. This reduces the amount you can get from your home sale.
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✍️ Editor’s Take: We recommend you opt for cash buyer marketplaces. They connect you with nationwide investors and buyers, increasing your chances of getting multiple cash offers. This way, you can choose the best offer and close the deal faster.
Key Takeaways
- Grandview Homes is a cash buyer that purchases distressed properties directly from sellers.
- Average Rating: 4.5 out of 5 stars, based on around 260 reviews across Google and BBB.
- Pros: Fast cash offer within 24 hours, moving cost support up to $10,000, buys any property, quick closings.
- Cons: Below-market cash offers, limited pricing control, average customer support, and restricted service area.
- Coverage: Operates in 130 cities across Illinois, Ohio, Indiana, and Wisconsin.
- Alternatives: Houzeo, Offerpad, and HomeVestors.
Is Grandview Homes Legit?
Yes, Grandview Homes LLC is a legitimate cash buyer company. They focus on providing a smooth experience for homeowners selling distressed or hard-to-sell properties.
Grandview Homes is recognized on trusted platforms like BBB and Google. Plus, they are BBB-accredited and hold an A+ rating, reflecting their strong reputation.
Banking veteran Tom Detelich and entrepreneur Ken Bernhard own Grandview Homes. They founded the company in 2009 and operate primarily in Illinois, Ohio, and Wisconsin.
Yes, Grandview Homes is a trustworthy company. They specialize in buying distressed homes quickly for cash. They have an A+ rating from the Better Business Bureau and many positive reviews on Google.
Grandview Homes Reviews
As per our research, Grandview Homes has a 4.3 out of 5-star rating on Google based on 161 reviews. They also hold a 4.8 out of 5-star rating on Better Business Bureau from 98 customer reviews.
Based on our research, we found that most sellers had a smooth experience with Grandview Homes. However, a few negative reviews of Grandview Homes stood out for the following reasons:
- Limited service areas prevented some sales
- Sellers of inherited homes reported dishonest practices
- Cash offers were often below comparable home values
Grandview Homes Praises
✅ Renee Rivers described their experience with Grandview Homes as seamless. The company’s representatives were helpful and professional. As a result, the seller was pleased with the cash buyer.
I had a great experience with Grandview Homes. The entire process from the beginning through closing was seamless. Everyone was very kind and professional and very helpful with any questions. They were true to their word on what to expect with the process. I was very pleased with their service. I would highly recommend Grandview Homes to anyone who needs to sell their property “as is”. Thank you, Grandview Homes!
Source: Google
✅ Wayne Shisler was anxious to move and clean out their home of 25 years. However, Grandview Homes bought their house as-is. This way, the seller was able to avoid cleaning and repairing their property.
We were at the stage in life where we needed to consolidate in one house but were overwhelmed with the thought of clearing out our house of 25 years. On recommendation of a friend, I contacted Grandview homes. Long story short, a month later we closed on the house sale, took or gave away everything we wanted, left the rest and didn’t have to worry about cleaning, repairing, inspections, etc. Recommended.
Source: Google
✅ Kristin Komperda sold their late mother’s condo to Grandview Homes. The seller found the company wonderful to work with. They recommended the cash buyer’s services to everyone around them.
Needed to sell my late mother’s condo. They provided a fair cash offer and were beyond wonderful to work with! They treated me with respect and dignity during the entire process. I have recommended them to my co-workers and relatives and will continue to recommend them to anyone needing to sell a property.
Source: Google
Grandview Homes Complaints
❌ Chris Moran complained that Grandview Homes offered them $100,000 less than their home’s worth. Plus, they accused the company of invading their privacy by taking unpermitted pictures of their home.
What a scam. Offered my $100,000 less than the house is worth. Also, came over and took pictures of my house a personal property. I never agreed to that. Invasion of my privacy.
Source: Google
❌ Renee Maree reported a negative experience with Grandview Homes. The company claimed to buy homes in Chicago, but said Renee’s property was outside their service area. Renee felt the decision was unfair despite the home being fully renovated.
They claim they buy homes in Chicago which my home is in the heart of (blocks away from Chicago state university) but yet they tell me I’m not in their service area. If they even considered my home they would see it’s totally rehabbed.
Source: Google
❌ Curtis C described an unsatisfactory experience with Grandview Homes. The company offered $45,000 less than the fair market value for their home. Then, they sent contractors to push the price lower. Curtis disputed claims about basement leaks and questioned their evaluation.
Grandview gave an offer of $45k less than fair market value price. Now they are sending over incompetent contractors to lower the price even more. For example, the so called foundation expert says my basement is leaking. My basement hasn’t leaked in 20 years.
Source: BBB
Grandview Homes Pros and Cons
Here are the pros and cons of Grandview Homes:
✅ Pros
- Quick Closing: Grandview Homes closes on the property within 10 days.
- Flexible Timeline: You can choose a closing date that is convenient to you.
- Hassle-Free Process: Grandview Homes allows you to sell your home fast without any repairs.
- No Closing and Agent Fee: You do not have to pay any closing or agent fees. As a result, your selling costs are negligible.
❌ Cons
- Lowball Offers: According to reviews of Grandview Homes, some customers felt they did not get the best offer for their property.
- Limited Negotiation Opportunities: Since you receive a single cash offer from Grandview Homes, there is little opportunity to negotiate the price.
- Limited Coverage: Grandview Homes operates only in parts of Illinois, Ohio, and Wisconsin. That means sellers outside these regions may not qualify.
How Much Does Grandview Homes Pay?
Based on industry standards and our analysis, Grandview Homes’ offer prices vary. Your offer will likely fall between 50% and 70% of your home’s market value.
For example, if your home’s fair market value is $300,000, Grandview Homes’ offer could range between $150,000 and $210,000.
The extended offer range is based on multiple factors. These include recent sale prices of similar homes in your area, local market data, detailed property research, and home inspection.
Yes, Grandview Homes buys condos. They also purchase single-family homes, multi-family homes, rental properties, and townhomes.
How Does Grandview Homes Work?
Grandview Homes operates on a house-flipping model. They generate their revenue by acquiring properties at discounted rates. They repair or renovate these houses and sell them for a profit.
Here is the process of selling with Grandview Homes:
- Schedule a Visit: Fill out a form with your property details and contact information. Click on the “Get Your Cash Offer” button to submit your details.
- Home Inspection: An agent from Grandview Homes will visit your property at the scheduled time and inspect the house.
- Get an Offer: Grandview Homes typically extends an offer within 24 hours of the visit. If you wish to accept the offer, they will send you the contract on the same day.
You’ll receive $10,000 upfront upon offer acceptance. You can close the deal within 10 days or ask them to close on a date convenient to you.
- Homeowners who need to close fast due to relocation, job changes, or financial pressure.
- Sellers with homes in poor condition who want to sell as-is without making repairs.
- Those who want to avoid agents, showings, and lengthy negotiations.
- Owners who prefer certainty and immediate cash rather than waiting for traditional buyers.
- Sellers of unique or hard-to-sell properties, such as inherited homes or multi-unit buildings.
- Sellers who want to get full market price and are willing to wait for traditional buyers.
- Homeowners who prefer negotiating with buyers to improve their offer.
- Those with homes in excellent condition that could attract higher offers through listing.
- Sellers who are comfortable working with agents and managing showings.
- Homeowners who can afford repairs or upgrades to boost their sale price.
What Properties Does Grandview Homes Purchase?
Grandview Homes buys all types of houses in any condition, including:
- Single-family homes
- Multi-family properties
- Condos, townhomes, and duplexes
- Houses needing repair or cleaning
- Properties with water or fire damage
- Distressed homes facing foreclosure or tax sales
Grandview Homes Coverage
Grandview Homes operates in 130 cities across Illinois, Ohio, and Wisconsin. They can help you sell your home from any of these locations.
| States | Major Locations |
| Illinois | Cook, DuPage, Lake, Will, Kane, Kendall, McHenry |
| Ohio | Ashtabula, Cleveland |
| Wisconsin | Milwaukee, Waukesha, Racine, Sheboygan, Kenosha, Walworth, Washington |
Grandview Homes Competitors
We evaluated various real estate companies on metrics such as profit, seller convenience, and coverage. Our research led us to Clever Offers, Houzeo, and HomeVestors as top options based on these features. Here’s how they compare to Grandview Homes.
We conducted a comparative analysis to identify Grandview Homes top competitors based on key factors like profit, seller convenience, and coverage. We aim to provide a fair and data-driven comparison.
- Market Comparison: We evaluated different types of home-selling solutions to ensure a well-rounded comparison.
- Consumer Feedback Review: We analyzed reviews from Yelp, BBB, and Google to understand satisfaction levels and common concerns across platforms.
- Selection Criteria: We chose the competitors based on how they differ from Grandview Homes’ model, to ensure a balanced mix of alternatives.
1. Grandview Homes vs. Houzeo
Grandview Homes is a cash buyer. Like most cash buyers, they would offer you up to 50%-70% of your home’s FMV. As a result, you might lose out on a significant portion of your home’s equity.
On the other hand, an MLS listing with Houzeo is the best way to sell a house for cash, as it gives you wide exposure to multiple cash buyers. You can use Houzeo’s cutting-edge technology to compare offers and request the highest and best one.
2. Grandview Homes vs. Offerpad
Grandview Homes is a cash buyer. Like most cash buyers, they provide 50% to 70% of your home’s FMV. Furthermore, they purchase properties in any condition in as little as 10 days.
Offerpad, on the other hand, is an iBuyer and offers a better deal than Grandview Homes. They offer around 70% to 80% of your home’s potential value. However, Offerpad has stringent criteria for the properties they purchase.
3. Grandview Homes vs. HomeVestors
Grandview Homes buys distressed properties directly from sellers in select Midwest markets. They offer quick cash offers, flexible closings, and moving assistance. Their offers are often below market value, and their service area is limited.
HomeVestors operates through a nationwide franchise network. They also buy homes as-is for cash, but pricing and service quality can vary by local franchise. Plus, their broad coverage makes them more accessible than regional buyers.
“We Buy Houses for Cash” Companies Near You
There are other “We Buy Houses As Is” companies in the market. You can request offers from multiple cash companies and pick the one that suits you the best.
Is Grandview Homes a Good Option?
Yes, Grandview Homes is a good way to offload a distressed property. They can help you in various circumstances like foreclosure, inherited property, or issues with tenants. However, there are other ways to get a better deal.
For a better deal, consider selling your home with a cash buyer marketplace. This gives your property wide exposure and lets you compare offers from multiple cash buyers. So increase your chances of getting a competitive price closer to your home’s actual market value.
We conducted thorough research on Grandview Homes to provide an unbiased and fact-based analysis. Our research compiled data on real customer experiences from credible sources. To maintain accuracy, the methodology included:
- Varied Reviews: We gathered reviews of their multiple establishments from Google and BBB to ensure credibility.
- Qualitative Analysis: We analyzed reviews to identify common issues, discern themes, and gauge overall customer sentiment.
- Objective Insights: To highlight both pros and cons, we summarized all the reviews and offered neutral insights.
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Reviews
(5 Reviews)
John T
Verified Reviewer
Vince
Verified Reviewer
28th Feb 2025
Grandview homes offer was 45 to 60,000 less than other offers, don’t waste your time with Grandview homes
Jamie Pisano
Verified Reviewer
7th Jan 2025
OK, Grandview Homes only helps you if you are willing to take a 40% haircut to the value of your home. Who would do that? Real estate agent fees cost 5% or less, and when you list the home on the MLS it is seen by a ton of people, not just one discount-buyer willing to take your home for the cheap. I would steer clear of this company, or any other similar company, which will do the same thing to you. Roll up your sleeves, clean-out the house and get an agent to help you sell for top dollar! I wanted to give “no stars” for this review, but the system wouldn’t let me…
Craig mcgee
Verified Reviewer
11th Dec 2024
Meet with an employee of grandview homes. A day later I received an offer for my home. I was stunned by their very low ball offer which was over a $100,000 less than I recieved the day before from a another company. Their offer $210,000 other offer $330,000.
Christine Graffis
Verified Reviewer
Do your homework. They told me I could only get $30,000 for my home. A year later we accepted an offer for $145,000 with minimal repairs of less than a thousand dollars
14th Apr 2025
This place is taking advantage of people big time. I got $110 more with reg. RE people in the same amount of time !!!