3.0
Editor's Rating1
User Rating (6 Reviews)Mark Spain Real Estate is a cash buyer and brokerage. While they do provide traditional listings, they are best known for their cash offers program called the Guaranteed Offer. It can help sellers secure a fast home sale.
Pros
Cons
Mark Spain is a brokerage famous for their cash offer program known as the Guaranteed Offer. These cash offers promise a convenient home sale within 21 days, which might be hard to resist. However, there are trade-offs you should be aware of before selling with them.
Unlike most cash buyers, Mark Spain requires you to sign a listing agreement and pay a 3% agent fee. Moreover, their cash offers are typically 50% to 70% of your property’s worth. With low offers and high fees, you may lose more money than you receive from the home sale.
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✍️ Editor’s Take: We recommend you opt for a cash buyer marketplace like Clever Offers. They help you to connect with multiple local and national cash buyers. This can increase your chances of getting a higher value for your property.
Key Takeaways
- Mark Spain Real Estate is known for their cash offer program called the Guaranteed Offer.
- Average rating: 3-star rating from a total of 968 reviews found on Google, Yelp, and BBB.
- Pros: Quick closings, professional assistance, and no home staging.
- Cons: Lowball cash offers, 3% agent fee, and limited coverage.
- Mark Spain Coverage: Operates in Georgia, Tennessee, North Carolina, Florida, and Texas.
- Mark Spain Alternatives: Clever Offers, Houzeo, and Opendoor.
Is Mark Spain Real Estate Legit?
Yes, Mark Spain Real Estate is a legitimate brokerage. In 2016, Mark Spain, a second-generation real estate agent, founded the company after working at Keller Williams Realty for 5 years. His real estate career spans over 30 years.
As of now, Mark Spain Real Estate is only a decade old. However, within these ten years, the brokerage has served over 72,000 sellers. Meanwhile, the company’s website claims to sell 38 homes per day on average.
Mark Spain’s headquarters are situated in Alpharetta, Georgia. Additionally, Mark Spain coverage also extends to Tennessee, North Carolina, Florida, and Texas.
Mark Spain Real Estate Reviews
We compiled Mark Spain Real Estate’s ratings from Google, Yelp, and Better Business Bureau. A weighted average of their ratings shows that the brokerage holds a 3-star rating from 968 total reviews.
Out of these 968 reviews, 755 are from Google, where they have a 4.6-star rating. On Yelp, they have 2.4 stars from 153 reviews. Although they are not BBB-accredited, Mark Spain has 2.3 stars from 60 reviews on the platform.
| Website | Rating | Review Count |
|---|---|---|
 | 755 | |
| Yelp |  | 153 |
| BBB |  | 60 |
| Weighted Average |  | 968 (Total review count) |
Mark Spain’s positive reviews highlight that many homeowners appreciate their fast and hassle-free selling process. However, with our research, we evaluated the Mark Spain Guaranteed Offer complaints that highlight:
- Low-ball Offers: Mark Spain’s cash offers are typically 50% to 70% of your home’s worth.
- Lack of Transparency: Many sellers were unaware that they had to pay 3% agent fee to receive a cash offer.
- Deceptive Tactics: Some sellers were pressured to sign a listing agreement, which allowed their homes to be listed if no cash offers came through.
Positive Mark Spain Real Estate Reviews
✅ Sharon H. Stovall praised Mark Spain for their professional and knowledgeable guidance. Moreover, they found the offer to be reasonable. The customer also appreciated the rapid turnaround.
Amanda was friendly, professional and knowledgeable. The payoff was reasonable and they honored my timeline. Really appreciated the rapid turnaround.
Source: Google
✅ Bobby Atkins’ house was on the market for 4 months with another Realtor. However, after switching to Mark Spain, they received multiple offers and closed within 21 days. Apart from this, the seller particularly liked Mark Spain agent’s prompt and professional service.
Our house was on the market for 4 months without an offer with another realtor. We switched to Ginger with Mark Spain and within two weeks we had multiple offers and closed in 21 days! Ginger is professional, prompt, knowledgeable and easy to work with! I highly recommend her and Mark Spain for your real estate needs!
Source: Google
✅ Andi W. had a smooth selling process with Mark Spain Real Estate. The local representative went the extra mile to coordinate their home’s repairs and showings. The customer was able to sell their home and close the deal within their desired timeline.
Had the pleasure of working with Chloe Hornick with Mark Spain RE, and the process could not have gone smoother. Chloe worked with our timeline, put thought into the prep and presentation, and went the extra mile to make sure we could coordinate repairs and showings remotely. We sold in record time and closed on schedule. Highly recommend Chloe for your home selling and buying needs!
Source: Yelp
Mark Spain Bad Reviews
❌ Justin R. initially signed with Mark Spain for a fast cash offer, but listed their house after getting lowball offers. The customer felt that they had lost over $20,000 with the sale. Moreover, they had to pay most of the closing costs.
Our agent was OK, we initially tried to do the guaranteed cash offer which was a joke. Our agent talked me into selling house the traditional way and it sold quickly and everything was going fine. When we did close I felt we were shorted over 20 thousand dollars. Buyer was supposed to be responsible for majority of closing costs but some how something got by us and we paid way more than we were ever supposed to.
Source: Google
❌ Tom S. wanted to sign up for the Guaranteed Offer program, but was informed that they had to sign a listing agreement first. A Mark Spain agent explained that their home will be listed if no cash offers come through. The seller claimed this tactic was deceptive.
I contacted Mark Spain for a cash offer.. The agent started talking about a listing and showings.. I brought up the guarenteed cash offer mentioned in the ad..She said we try to get you an offer.. If no offer then we will list it as a house for sale.. In order to get a cash offer I must sign a listing agreement ,agreeing to sell my house thru Mark Spain real estate services.. In other words they are just looking for houses like any other real estate company, only they use very deceptive ways to get a listing.
Source: BBB
❌ Eric K. opted out of the Guaranteed Program after getting lowball offers. With Mark Spain, the seller would have made a profit of only $5K. However, they made $18K in profits after switching to another company and undertaking minor repairs.
After we fired Mark Spain we chose to go with a different real estate company in which I was so happy with. We sold our home 1 day after we re listed the home. Why, because we painted, because we did minor touch ups that made major improvements. On top of that we sold the house at the price we listed for originally and got over asking. Where we would have made $5k with Mark Spain on a $399k home sale. We made $18k for the same asking price. We sold for $400k and made $18k. Mark Spain is crooked as it gets. I have no doubt in my mind.
Source: Yelp
Mark Spain Real Estate Reviews: Pros and Cons
The Guaranteed Offer program is quite popular among sellers who want to sell their homes fast. However, we analyzed numerous Mark Spain cash offer reviews and found both benefits and drawbacks.
✅ Mark Spain Real Estate Pros
- Quick Closing: Mark Spain promises closings in as little as 21 days. This can help you to sell your home in a convenient timeline, much like homeowner Bobby Atkins.
- Professional Assistance: Mark Spain is known for employing experienced real estate agents. Seller Dean Bulware, sold their home fast with a supportive agent. You can also get an agent who goes above and beyond.
- Bypass Showings: Mark Spain allows sellers to avoid the hassle and expense of staging their home. Like seller Kathy Keys, this no-showings aspect of Mark Spain can be very helpful for you too.
❌ Mark Spain Real Estate Cons
- Lowball Cash Offers: Like most cash buyers, Mark Spain offers only 50% to 70% of a home’s FMV (Fair Market Value). You may get disappointed with their cash offers, like seller Victoria P.
- High Fees With Low Offers: Mark Spain requires you to sign a listing agreement and pay 3% agent fee before you get cash offers. However, their offers are typically below market value and may not be worth the high fees.
- Limited Coverage: Mark Spain Real Estate operates only across 5 states. In case you reside beyond their coverage, you will need to explore Mark Spain alternatives.
Pro Tip: To enjoy nationwide coverage, no hidden fees, and potentially competitive offers, consider selling your home with a cash buyer marketplace like Clever Offers.
How Does Mark Spain Real Estate Work?
Here’s how you can get a Mark Spain cash offer:
- Submit House Details: Visit MarkSpain.com and fill out an online form to kickstart the process of getting a Guaranteed Offer.
- Get Your Details Verified: If your home details meet the eligibility criteria, then an inspection date will be confirmed.
- Complete Home Inspection: A licensed Realtor from Mark Spain will visit your home to inspect whether it meets the Mark Spain eligibility criteria.
- Listing Agreement: After you sign the listing agreement, the agent will promote your home to cash buyers and iBuyers.
- Offer Issued: Possibly within 24 hours of signing the agreement, you will get their Guaranteed Offer.
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🚨Important: Mark Spain will require you to sign a listing agreement and pay 3% agent fee. However, if your property fails to get any offers, the agreement allows them to list it on the MLS. Seller Tom S. found this tactic deceptive.
What Are the Ways to Sell Your Home to Mark Spain?
Mark Spain Real Estate provides two ways of selling your property. You can sign up for their Guaranteed Offer program and get cash offers. Or, you can list your home for sale on the MLS with their help.
1. Guaranteed Offer Program
Mark Spain’s Guaranteed Offer program promises speed and simplicity. It delivers cash offers, allowing you to bypass the hassle of showings and open houses. Moreover, the deal can be closed in as little as 21 days.
How Does Mark Spain Cash Offer Work?
Our research shows that Mark Spain Real Estate does not directly make cash offers. You will have to sign a listing agreement with them and pay a 3% agent fee. Following this, the agent will reach out to cash investors and iBuyers who will extend the offer.
This isn’t standard industry practice among most cash buyers. While their offers are typically low, most of them do not charge commissions. However, with Mark Spain Realty, you may end up paying high fees for low cash offers.
A Mark Spain agent informed John M. that they will receive cash offers only after they sign a listing agreement. Meanwhile, Marlene S. lost $71,000 in just fees. We found these reviews on BBB, and Mark Spain Real Estate had responded to them promptly.
No, Mark Spain’s cash offers are typically 50% to 70% of your home’s fair market value. Moreover, you will also have to pay Mark Spain Realtor fee of 3%.
2. Exclusive Listing Program
Worried your house might not meet the Guaranteed Offer parameters? You can still sell it with Mark Spain’s Exclusive Listing Agent. This expert will apply market strategies to minimize showings.
How Does the Exclusive Listing Program Work?
To qualify for this program, first, you will have to submit your property details for the Guaranteed Offer. After an agent inspects your home, you will have to sign a listing agreement. In case your property fails to get any offers, the agent will list your home.
They might suggest minor repairs and renovations if your home is distressed. Additionally, Mark Spain’s website claims the agents will use persuasive marketing techniques to get your house sold. In short, this is their traditional listing program.
Our research shows that many agents misled sellers. Kathi Vaughn‘s Google review states that a Mark Spain agent ignored their requests to remove their home listing. The agent pressured them to accept a low price and closed the deal without informing.
How Much Does Mark Spain Pay for Houses?
Most cash buyers typically offer 50% to 70% of a home’s FMV, and Mark Spain is no exception. The convenience of a fast sale might come at the price of your home.
We found reviews of sellers like Mario F. on Yelp, who were disappointed with Mark Spain’s cash offers. They received offers that were 70%-75% of their home’s FMV, even though it had recent modifications. The extra fee lowered the final payout even more.
Meanwhile, with a cash buyer marketplace like Clever Offers, you may get 100% of your home’s FMV. By selling your property with them, you can attract multiple buyers. This allows you to compare the offers and choose the one that meets your standards.
Mark Spain Real Estate’s cash offers are typically not fair. If your home’s market value is $500,000, Mark Spain’s offer could be as low as $250,000.
Mark Spain’s website mentions that you don’t need to undertake repairs to get a Guaranteed Offer. They also claim to help homeowners sell their homes as-is. However, we found that to get a Guaranteed Offer, your house needs to meet certain parameters.
What Types of Properties Does Mark Spain Purchase?
Mark Spain Real Estate helps sell properties with fast cash offers. However, not every home makes the cut. Eligible homes are typically single-family homes valued between $50,000 and $1.5M.
Apart from these criteria, the house should meet other parameters too. Take a look at the table and evaluate whether your home qualifies for Mark Spain’s Guaranteed Offer.
| Criteria | Eligibility |
|---|---|
| 🏠 House | Must be built after 1950 |
| 👪 Type | Single-family homes |
| 💸 Worth | Must be worth between $50,000 – 1.5M |
| 👥 Occupancy | Owner-occupied or vacant |
| 🔧 Condition | Non-distressed, no foundation issues, and not in or near flood zones |
Pro Tip: A cash buyer marketplace like Clever Offers might be a better option if your property is in distressed condition. Their wide network of buyers are typically comfortable with extending offers to homes in need of repairs.
Mark Spain Real Estate Locations
Mark Spain Real Estate operates in fifteen cities across five states. They provide services in:
- Georgia: Alpharetta, Buford, Atlanta, Marietta, Athens, and Stockbridge
- Tennessee: Nashville
- North Carolina: Raleigh, Charlotte, and Greensboro
- Florida: Orlando, Tampa, and Jacksonville
- Texas: Fort Worth and Dallas
We found market-specific reviews of Mark Spain on Google. If you are a seller from Nashville, Orlando, Tampa, etc, take a look at what sellers from your city have to say.
Mark Spain Real Estate Tampa Reviews
⭐: 4.5 stars | 📝: 357 reviews
Seller Connie Green had sold their Georgia house in 2018 with the help of Mark Spain. In 2026, they approached the brokerage again to sell their home in Florida. They were able to close the deal within 30 days.
However, MG‘s experience with Mark Spain’s Tampa representative wasn’t as positive. The seller had requested to terminate the contract. However, the company used deceptive tactics to charge commissions despite the termination.
Mark Spain Real Estate Orlando Reviews
⭐: 4.7 stars |📝: 307 reviews
Mark Spain’s real estate agent in Orlando, guided Ted Mundelein throughout the selling process. The agent was very communicative and negotiated with the buyer’s side to reach a fair price.
Meanwhile, Gabrielle Nunez complained about unprofessional behaviour from a Mark Spain Orlando representative. The agent fed them misleading information about the loan process. Moreover, the buyer and seller sides frequently argued due to the agent’s interference.
Yes, Mark Spain’s services cover Maitland. However, to get Mark Spain Real Estate Maitland reviews, you must check the feedback on their Florida office’s Google page.
Mark Spain Real Estate Nashville Reviews
⭐: 4.7 stars | 📝: 498 reviews
Michael McDonald‘s house had remained unsold. However, with the help of Mark Spain Nashville, they were able to get a cash offer. The seller praised the Mark Spain Realtor for having their best interest in mind.
Alexander Seger, on the other hand, was not satisfied with the Mark Spain agent’s help. The agent blocked their calls and favoured the buyer’s side over them.
There are 567 Mark Spain Real Estate Google reviews for their Raleigh office. Based on these reviews, they have a rating of 4.7 stars.
Mark Spain Real Estate Competitors
We evaluated various real estate companies on metrics of essential features such as profit, coverage, and home condition. Our research led us to Clever Offers, Houzeo, and Opendoor as top options based on these features. Here’s how they compare to Mark Spain Real Estate.
Profit: Mark Spain vs. Clever Offers
The convenience of Mark Spain’s cash offers might be appealing to many sellers. However, it could come at the cost of your home sale. You may get lowball offers from the company, generally 50% to 70% of your home’s worth.
As a cash buyer marketplace, Clever Offers takes a different route. They can push your property in front of multiple buyers and encourage competition. You not only avoid settling for the first offer, but also choose the option that suits you the best.
Coverage: Mark Spain vs. Houzeo
Mark Spain’s services have a geographical limitation. The company focuses only on 5 states. If your home is located beyond these states, you will have to seek other options.
Meanwhile, Houzeo’s coverage spans across all 50 US states and DC. Additionally, you can access Houzeo’s online services anytime and anywhere.
Yes! You can list your home for sale or search millions of homes on the Houzeo mobile app!
Download now on the Apple App Store or the Google Play Store.
Home Condition: Mark Spain vs. Opendoor
Mark Spain Real Estate has eligibility criteria for homes. They do not buy distressed homes, properties near flood zones, etc. Moreover, they offer 50% to 70% of the home’s FMV.
As an iBuyer, Opendoor also purchases properties that require minimal repairs. However, Opendoor reviews suggest that you can expect the company to offer 70% to 80% of your home’s worth.
Pro Tip: While selling with Opendoor, you will have to pay a 5% service fee and 1% closing cost. Mark Spain, on the other hand, will charge you 3% agent commission. However, Clever Offers promises you zero hidden fees.
“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 Mark Spain Worth It?
Yes, you can consider Mark Spain’s Guaranteed Offer if you want to receive a quick, albeit lowball, cash offer. On top of that, you will also have to pay 3% agent fees. By the end of the sale, you may lose more money than expected.
To avoid this, we recommend selling with a cash buyer marketplace. They can help you to potentially get top dollar for your home sale. Along with the benefits of a cash offer, you also get the advantages of more options, competitive prices, and no hidden fees.
We conducted thorough research on Mark Spain Real Estate 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:
- Multisource Reviews: We gathered reviews from multiple sources, such as Google, Yelp, 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 summarised all the reviews and offered neutral insights.
Frequently Asked Questions
Is Mark Spain Real Estate legit?
Yes, Mark Spain Real Estate is a legitimate cash buyer. They operate in major metro areas in the Southeast US and Texas. Their headquarters is in Alpharetta, Georgia.
Does Mark Spain charge Realtor fees?
Yes, Mark Spain charges fees. You will have to pay them 3% Realtor commission even while seeking a cash offer.
Does Mark Spain give good offers?
No, Mark Spain cash offers are generally lower than your home's FMV. They might pay you just 50% to 70% of your home's worth.
Does Mark Spain buy mobile homes?
No, Mark Spain does not buy mobile homes. Take a look at what types of properties Mark Spain purchases.
Resend Code
Reviews
(6 Reviews)
dan reichert
Verified Reviewer
Sarah
Verified Reviewer
5th Jun 2025
this has to be the WORST company that I have ever dealt with before! I originally contacted this company to give me a cash offer on the house because the last deal fell through after I had already moved out of the house. The cash offer was SO low it was ridiculous that there was no way I was doing that. I signed with the agent, Al Brickma, out of the Alpharetta office. During this time, he did everything he could to get the house sold. And he did not do this in a helpful way! He tried by lowering the price of my house, disregarding the fact that I let him know to let it go into foreclosure many, many times because I did not have another penny for this house and I just wanted to start fresh. He disregarded the fact that I told him many, many times that I did not want to have to owe anything on this house! Fast forward to when I had to do my taxes, I received a 1099 from the mortgage company, which I was never told that I would be receiving by Al or the closing attorney that my mortgage company would be sending this in order to proceed with a short sale. He did everything in his power to look out for himself and himself only in this situation to the point of making me show up on Thanksgiving Eve to sign papers so that it did not go to court the day after Thanksgiving. Once I did my taxes, I ended up owing $6000! All because, he negotiate with my mortgage company in order to get closing cost, and his fees covered in the short sale. Ifhe’d let it go into foreclosure, this would’ve never happened. I would’ve been able to write the foreclosure off with bankruptcy and start fresh. I am now in jeopardy of losing everything for me and my child once again because he disregarded the fact and did not inform me of what would happen when I was doing a short sale on my home. I would never recommend this company or this agent to anybody. Please be beware and do your research before contacting this company.
dan reichert
Verified Reviewer
20th May 2025
They came out to give me a “cash offer.” It was supposed to take 2 days. A week later, I still don’t have it. And, not a word back from the agent. I sent a follow up text, too. FYI- Mark Spain does not actually buy the house. They let investors bid on it. This is highly misleading. Also, the agent arrived with a contract in hand, already filled out with my name, etc. They just assumed I would sign it, and if I didn’t take the cash offer they wanted to list it for me. Heck no. This was very deceitful. Don’t use this company.
North Dallas Victim
Verified Reviewer
27th Feb 2024
The agent from Mark Spain pushed hard to have us cancel our appointments with other home buyers. He promised they did not represent the buyer, and the house was selling as is, with the exception of cleaning the carpet, possibly replacing. Within weeks, there was a push to replace the roof and allow $15K for potential issues with the cast iron sewer. Spains Agent hired a plumber who scoped the drain but did not film the process or write a report. The new realtor has not indicated there was a request for the allowance by a subsequent buyer. There were no realtor open houses or even neighborhood open houses. The realtor did not follow the terms on pricing and then dropped the price to rock bottom. The listing contained inaccurate and incorrect information. The house has now sold to someone, not YET identified, for nearly $100k less than what we were told it would market for in the area. We paid an inflated sales commission of 6% AND inflated program fees. Under no circumstances would i recommend this company and am seeking counsel to pursue all legal remedies available to me . Google them for their nationwide reputation….
John Gieseler
Verified Reviewer
17th Feb 2024
I was appalled at the unethical and unprofessional practices of Mark Spain Real Estate. Wanting me to sign a fraudulent document, no accountability on the employees for their rude and offense behavior, of which I have texts and emails to back my statement. This is a company you certainly want to stay away from.
A complete scam and waste of time and effort
Verified Reviewer
7th Nov 2023
This company is USELESS!! They do not put any effort into selling their house and they think that because of their gigantic size they can do whatever they want. Look at the average time their homes sit on the market (180+ days). DO NOT USE THIS COMPANY
31st Jul 2025
Horrible experience, and it couldn’t have been worse. The agent they sent was useless. He was actually an impediment to getting the deal done, didn’t follow up, etc. Also, Mark Spain doesn’t buy your house. They send a blast out to a bunch of investors, and they buy it. AVOID using Mark Spain.