Table of Contents

12 min read Jan 30, 2024

How to Get a Cash Offer on My House?

Edited By

Carol Coutinho

Edited By

Carol Coutinho

Editor, Houzeo

Carol is a versatile content editor and writer, crafting riveting narratives with precision and finesse. When not reading a novel, she is immersed in the enthralling world of the theater.

Find Carol Here

From California to Maine, expensive mortgages have altered the course of the U.S. real estate market. Mortgage interest rates are at record highs, resulting in a 44% decline in mortgage applicants, compared to the year before.

Expensive mortgates mean that cash offers are now more prevalent than ever. Cash home buyers have an edge over those looking to get a mortgage.

Almost a third of the homes sold in the US sold for cash in late 2022, according to Redfin. That’s the highest number of homes sold for cash since 2014! Sellers now prefer cash offers even in cases where the offers are below market value.

If you’re looking to sell your home as is and looking for a cash offer, here’s how to do it right and sell your home fast for cash.

🚀 The Wave of All-Cash Offers

  • Cash is King: As per late 2022 reports, 22% of the overall sales were cash offers. In Washington D.C. alone, almost a fifth of homes purchased were bought with all cash. This number is expected to rise in 2023 as financing becomes more expensive.
  • Why a Cash Offer: Unlike a buyer that will drag you through their mortgage process you can be done and dusted swiftly with a cash offer. But weigh their pros and cons before venturing in.
  • iBuyers are Not a Viable Option: Many iBuyers have also either shut down or suffered massive losses. As per NAR in late December 2022, only 1% of sellers sold their home through an iBuyer.
  • Who Will Buy Your Home for Cash: A cash marketplace like is a good option to attract multiple cash offers. Also, you can consider real estate investors like home flippers.

What Does a Cash Offer Mean?

A full cash offer in real estate means your house will be purchased without mortgage loans or financing. Buyers who give all cash usually have the entire amount in their bank accounts. They either pay using a check or via wire transfer.

Cash offers typically are also not contingent on an appraisal. This means that the certainty of the sale goes up dramatically. This benefits the home seller.

Some cash buyers will get you upto 100% of the fair market value of your property. Others may offer as little as 50%. It pays to do your due diligence when selling your home for cash.

How to Get a Cash Offer on a House?

You can get cash for your home if you look in the right places. Several iBuyers are shutting down due to the slowing housing market, but you do not need to settle for just one offer.

We have ranked below 5 of the best cash home buyers, now you can sell your house fast for cash.

1. Houzeo

Max Exposure to Cash Buyers


Houzeo Logo
  • Service Fee: $399 Listing Fee
  • Available in 80+ U.S. Markets
  • 5 Stars 4.9/5 (7,800+ reviews)

Houzeo is the best option if you’re looking for multiple cash offers. Your MLS listing will be exposed to local and national cash buyers. In an attempt to win your property, investors could make multiple cash offers for your home.

  • Fee: Houzeo does not charge a 5% service fee or any undisclosed closing fee
    • $399: MLS Listing: 6-Months, 24 photos
    • $399+0.5% at Close: Maximum Photos, Premium Yard Sign
    • $429+0.5% at Close: Pricing Assistance, Contract Review, Real Estate Forms, Licensed Broker Assistance
    • $449+1% at Close: Virtual Full-Service with Licensed Broker, Offer Negotiations
  • Typical Offer: Up to 100% of your property’s fair market value (FMV).
  • Eligible Properties: On Houzeo Marketplace, you can market properties in any condition and sell your house as is.
  • Closing Offer Terms: You can specify your preferred closing date and the closing offer terms.

👉 Our Take: For sellers looking to maximize their cash offers, we recommend Houzeo’s Gold plan. You will have access to Houzeo’s advanced features to negotiate the best terms for your cash offer.

Houzeo is a real estate marketplace and America’s #1 Flat Fee MLS service because of 4 reasons:

  1. Max Exposure: Houzeo MLS packages give you access to the MLS and 100s of websites like Zillow, Trulia,, Redfin, etc.
  2. 5-Star Customer Service: Houzeo has a fully staffed customer service desk available 6 days a week. Chats and emails are open 7 days a week.
  3. 100% Online: Houzeo is high-tech. For you, this means easy listing, fast changes, online showings, and online offers. Houzeo Mobile App is also very powerful.
  4. No Listing Commission: In most states, you’ll be paying just a small flat fee to list on MLS. Houzeo covers 47 states + DC! And remember, all fees are disclosed upfront, so there are no Houzeo hidden fees. You get to bypass the listing agent commission!

There are no dealbreakers with Houzeo. Check out the blog on Houzeo pros and cons.

» Houzeo Reviews: Houzeo is rated “Excellent” with a 4.9 out of 5-star rating by 4,523 home sellers on Google and Trustpilot!

Houzeo is rated 4.9 out of 5 stars by thousands of home sellers on Google & Trustpilot.

With a typical cash buyer, you only get an offer from that specific cash house buyer. Because there is no competition, that typical cash buyer will only offer 30% to 70% of your property’s value.

Houzeo is America’s most advanced real estate marketplace. If you list on the Houzeo marketplace, your listing gets exposed to all local and national cash buyers via the MLS.

This increased competition for cash offers for your house will ensure you get up to 100% of your property’s value.

» Flat Fee MLS: List your home for a flat fee and attract multiple house cash buyers!

2. Opendoor



Opendoor Logo
  • Service Fee: 5%
  • 📍 Coverage: 45 markets
  • Opendoor has 4.4 stars out of 5 4.4/5 (3,250+ reviews)

Opendoor is the country’s biggest iBuyer. They offer fast cash for homes with flexible closing timelines.

  • Service Fee: 5% of Home Sale Price.
  • Typical Offer: 70% to 80% of your property’s fair market value (FMV).
  • Eligible Properties: Opendoor will make cash offers only on owner-occupied properties built post-1930 with a maximum lot size of 1.5 to 2 acres. Prefabricated homes, inherited properties, or homes with tenants do not qualify for Opendoor’s cash offer.
  • Closing Offer Terms: Opendoor lets you close at your pace, up to 45 days out. The final offer terms may change after the home inspection.

» Opendoor Reviews: Why Opendoor will Pay Much Less than Fair Market Value in 2023?

  • Broad Coverage: Opendoor pays cash for houses in 51 markets– including Boston, Albuquerque, San Francisco, and San Jose.
  • Flexible Closing Dates: Opendoor gives you the ability to close at your convenience up to 45 days out.
  • Late Checkout Upto 14 Days: Opendoor allows sellers to close on their homes, receive sale proceeds, and temporarily rent their homes.
  • No Cancellation Fees: You can cancel the contract without any cancellation fee.
  • No Upfront Costs: When you sell to Opendoor, you skip the traditional home selling process. No need to fix, repair or stage the property!

» Opendoor complaints: Click here to learn about the pros and cons of them.

  • Lowball Cash Offer: Opendoor’s final cash offer may be below the property’s fair market value, around 70%. They also deduct repair and closing costs.
  • Hefty Service Fees: Opendoor revises the final cash offer based on the inspection report. The service fees may increase from 5%. The repair cost breakdown is not disclosed in the closing statement.
  • Opendoor May Back Out of the Deal: Some homeowners have had a bad experience with Opendoor. Opendoor backed out of the cash deal at the last minute, leaving the homeowner stranded.
  • Undisclosed Repair Cost Breakdown: The difference between Opendoor’s preliminary offer vs. final offer can be humongous. In many cases, sellers were forced to pay for unnecessary “repairs.”
  • Strict Eligibility Criteria: Opendoor doesn’t pay cash for inherited properties, homes with tenants, pre-fabricated or mobile homes, and properties located in a flood zone.

» Opendoor Complaints: Check out the common complaints of Opendoor.

Opendoor has a rating of 4.4 out of 5 stars on

» Opendoor vs. Houzeo: Which should be your first choice?

Opendoor offers a simple, convenient platform to request cash for your home. However, Opendoor’s service fees can be as high as 14% of your home’s sale price. The repair cost breakdown is not disclosed in the closing statement.

In 2023’s slow real estate market, Opendoor may not be the best option to sell your home. Their offer will be below the fair market value of your property.

» Offerpad vs. Opendoor: Compare the two iBuyers before requesting a cash offer on your house.

3. Sundae Real Estate


Sundae Real Estate

Logo - Sundae
  • Service Fee: None
  • Best for distressed properties
  • 4 Stars 4/5 (110+ reviews)

Sundae Real Estate isn’t a typical “we buy houses for cash” company. It is a ‘cash investor marketplace’ where pre-qualified investors who buy homes can place bids.

After your house has been assessed by Sundae’s home inspectors, they will create a listing on This listing is broadcasted to Sundae’s subscribers.

  • Service Fee: None
  • Typical Offer: 30% to 70% of Fair Market Value (FMV)
  • Eligible Properties: Rundown homes that need too many repairs or expensive upgrades, homes with bad tenants, inherited properties, etc.
  • Closing Offer Terms: Sundae provides a flexible closing date, up to 60 days out. Offer terms are inflexible, but there is a possibility for negotiation.

👉 Our Take: No matter how distressed your property is, Sundae’s investors will make a cash offer. If you want to quickly unload a severely distressed property, listing on may help.

» Sundae Real Estate Reviews: Is it a cash investor marketplace in 2023?

  • Marketplace With Pre-Vetted Investors: Sundae Real Estate is a unique cash buyer marketplace. It has over 3,000 pre-vetted real estate investors. Sundae acts as the communication platform between the home seller and the home buyer till the property closes.
  • Multiple Cash Offers: Interested Sundae investors will make bids on your distressed house. If your home is appealing, it may attract multiple cash offers.
  • Cash Advance of Up To $10,000: Eligible home sellers can receive up to $10,000 through Sundae’s Cash Advance Program. Any funds you may receive through the Cash Advance are part of, and not in addition to, your sale proceeds. This is not available for tenant-occupied properties.
  • Zero Service Fees: Sundae Marketplace doesn’t charge any service fee.
  • No Upfront Costs: When selling with Sundae, you don’t have to invest in home staging companies to renovate or fix broken door frames. You can sell your house as-is.

» How does Sundae work? Check this out to learn more about them.

In our research, we came across some of Sundae Marketplace’s deal breakers.

  • Lowball Cash Offer: Sundae investors pay less than what sellers can get on the open market. The cash offer is around 50% to 70% of the property’s fair market value.
  • Sundae Marketplace is Available in 11 Markets ONLY: Sundae homebuyers make cash offers in limited locations- Atlanta, Dallas, Fort Worth, Houston, Inland Empire, Las Vegas, Oakland, Orange County, Los Angeles, Orange County, San Diego, and Seattle.
  • Non-Negotiable Cash Offers: homebuyers will not offer more than 70% of your property’s fair market value. You can try to negotiate if they overlooked something important, but Sundae investors will rarely budge on the price.
  • Home Selling Experience Depends on the Investor: When you sell to home buyers like Sundae, you sell your house to a local investor. Although Sundae is the communication platform throughout the offers stage to closing, the home selling experience may differ based on the investor you have chosen.

Sundae has an average rating of 4 out of 5 stars on the Better Business Bureau, with 110+ reviews, and 3.3 out of 5 on Google, with 7 reviews.

Sundae Marketplace is a pre-vetted network of investors. It is ideal for distressed home sellers looking to offload a property as-is.

No matter the condition of the property, you will get an offer when you list it on The cash offer will likely be 50% to 70% of the home’s market value though.

4. We Buy Ugly Houses


We Buy Ugly Houses

We Buy Ugly Houses
  • Service Fee: None
  • Closing in 3 weeks
  • 2.5 Stars 2.3/5 (45+ reviews)

We Buy Ugly Houses is a 20-year-old cash home buyer franchise. Independent real estate investors own and run each franchisee office. The parent company trains the franchisee but doesn’t micromanage their cash home-buying preferences. The brand, We Buy Ugly Houses is owned by HomeVestors.

  • Service Fee: None
  • Typical Offer: 50% to 70% of Fair Market Value (FMV)
  • Eligible Properties: Ugly homes with structural issues, bad mortgage financing, inherited houses, high-crime neighborhoods, etc.
  • Closing Offer Terms: WeBuyUglyHouses provides a flexible closing date, up to 30 days out. Offer terms are subject to change based on the local franchisee office.

👉 Our Take: We Buy Ugly Houses is best for sellers who want to unload their distressed houses quickly. You shouldn’t expect more than 70% of your property’s market value.

  • Fast Cash Offers for Homes: will share a preliminary cash offer for your property in 24 to 48 business hours.
  • Zero Service Fees: WeBuy Ugly Houses doesn’t charge any service fee in exchange for the convenience of selling your home for cash.
  • Fast Closing: We Buy Ugly will close in just seven days after you accept their cash offer.
  • Firm Cash Offer: We Buy Ugly House’s cash offer is usually in line with the preliminary cash offer unless the inspector identifies major flaws during the home inspection.
  • Wide Coverage: We Buy Ugly Houses offers cash for homes in 1,100 locations across 45 states.

» We Buy Ugly Houses Review: How does calculate your cash offer?

In our research, we found some We Buy Ugly Houses drawbacks.

  • Lowball Cash Offer: We Buy Ugly Houses pays less than what sellers could get on the open market. The cash offer is around 50% to 70% of the property’s fair market value.
  • WeBuyUgly is Not 100% Online: We Buy Ugly has a limited tech stack. This means a lot of processes, like requesting a counteroffer or managing inspections, will be offline and manual. They don’t even have a mobile app.
  • Non-Negotiable Cash Offers: We Buy Ugly Houses will not offer more than 70% of your property’s fair market value. They rarely increase the price quoted in the initial cash offer.
  • Inconsistent Quality of Service: When you work with house buyers like WeBuy UglyHouses, you sell your house to a local real estate investor. The service quality will differ based on the independent investor you are dealing with.

We Buy Ugly Houses has 1.6 out of 5 stars with 9+ reviews on Yelp.

» We Buy Ugly Houses Complaints: Check what customers say about

We Buy Ugly Houses, a trademark of “HomeVestors”, operates on a franchisee model. Local investors or those flipping houses in the U.S. are the owners of these franchises.

Each WeBuyUglyHouses franchisee has its own rules, so the cash offer terms and service quality may not be consistent.

5. HomeVestors



Logo - HomeVestors
  • Service Fee: None
  • Closing in 3 weeks
  • 4.5stars 4.5/5 (35+ reviews)

HomeVestors is a nationwide network of real estate investors operated independently. This cash home buyer company is the parent brand of We Buy Ugly Houses.

  • Service Fee: None.
  • Typical Offer: 50% to 70% of Fair Market Value (FMV).
  • Eligible Properties: Distressed properties with foundational issues, houses of couples going through a divorce, homes with bad mortgages, inherited homes, properties in high-crime neighborhoods, etc.
  • Closing Offer Terms: HomeVestors provides a flexible closing date, up to 30 days out. Offer terms are inflexible and depend on your region’s local real estate investor.

👉 Our Take: This cash buyer company is best for home sellers looking to quickly unload an extremely distressed house.

  • Fast Cash for Distressed Homes: HomeVestor investors make fast cash offers, regardless of the property’s condition. The initial offer is based on comparable properties in the area and housing market trends.
  • Zero Service Fees: Home Vestors doesn’t charge any service fee when you sell your property for cash.
  • Zero Upfront Costs: When selling to HomeVestors.Com, you don’t need to prep the home or worry about repairs. There is no listing paperwork or need for photography!
  • Flexible Closing: You can choose a flexible closing schedule when you sell to HomeVestors, the ‘Home buyers of America.’
  • Near Nationwide Coverage: HomeVestors has 800 independently owned franchisee offices in 45 states.

» How much does Homevestors pay for houses? click here to know more about the price.

  • Lowball Cash Offer: HomeVestors pays less than what sellers could gain on the open market. The cash offer is ~50% to 70% of the property’s FMV.
  • is Not 100% Online: Home Vestors has a limited tech stack. This means a lot of processes, like requesting a counteroffer or managing inspections, will be offline and manual. They don’t even have a mobile app.
  • Inconsistent Quality of Service: When you sell to HomeVestors, you sell your house to a local investor. The service quality will differ based on that investor’s franchisee.

» How Does HomeVestors Work? Why HomeVestors is not the best traditional cash buyer in 2023?

HomeVestors has 1.5 out of 5 stars with 38 reviews on Better Business Bureau. HomeVestor’s Dallas office has a 4.5 out of 5 stars, with 30 reviews on Google.

HomeVestors is the biggest cash home buyer franchisor in the U.S., with over 800 offices nationwide. The company also owns the “We Buy Ugly Houses” brand.

Each HomeVestors office is independently owned and operated by a local real estate investor. HomeVestors’ investors typically offer 50% to 70% of the fair market value. They may also deduct the cost of repairs at closing.

» Seller’s Closing Costs Calculator: Get an estimate of closing costs with Houzeo’s home sale proceeds calculator.

Types of Cash Buyers

Remember, not all cash offers are the same. Some companies can get you 100% of your property’s fair market value, while others may offer as low as 50%. Here are some places you can an all cash offer:

1. Cash Marketplaces

Cash Marketplaces are public platforms where you advertise your property. They offer 100% market value of your house, especially if you list on certified marketplaces like Sundae or Houzeo. Even opting for social media platforms like Facebook offers good exposure.

Pros of Cash Marketplaces

  • You Will Get Multiple Offers: Your property will be marketed to tons of investors, hence you will receive multiple offers.
  • You Can Get Other Benefits: Some marketplaces even offer an advance of up to $10,000.

Cons of Cash Marketplaces

  • You Could Get Scammed: Since you are publicizing your property you could attract a lot of false offers. Beware of sharing your information.
  • You Will Get Below Market Value Offers: The offers you get are probably going to be way lesser than the fair market value. is the only cash marketplace that helps you list on MLS for maximum exposure. The biggest cash buyers, including Opendoor and HomeVestors, have made cash offers on Houzeo properties.

2. Traditional Cash Home Buyers

Cash Companies offer easy sales and quick money. They buy your property as is no matter the condition or the reason for your sale.

They are easy to approach but they give way below the fair market value of your house.

Pros of Traditional Cash Buyers

  • The Sale Will be Quick: You will get your initial offer usually within 24-48 hours.
  • The Closing Time is Flexible: Companies that buy houses for cash close fast, as quickly as 7 days. However, if you wish to delay your sale they will comply for up to 30 days.
  • There Are No Service Fees: They do not charge service fees. The profit after the repairs and re-sale is enough to sustain the traditional cash home buyers.

Cons of Traditional Cash Buyers

  • You Get Lowball Cash Offers: They generally pay 50% to 70% of the home’s fair market value, deducting all repair, utility, and re-selling expenses. 
  • The Deals Are Non-Negotiable: Usually, you get “take-it or leave-it” offers. You can try to negotiate but it might not get through, especially if you sell your house as-is.
  • You Might Have to Pay Closing Costs: Some cash buyers do not cover closing costs. Read the terms and conditions document carefully before signing.

» Top Cash Home Buyer Companies: Check out the top 10 best companies that buy houses for cash in the US.

3. iBuyers

iBuyers make instant buyers that are tech-savvy and use algorithms to determine the values of properties. They only offer 70-80% of the actual market value of your home.

However, they will only consider your house if you meet some strict parameters. There are only a handful of active iBuyers currently, including Opendoor and Offerpad.

Pros of iBuyers

  • Your Sale is Certain: The chances of your deal falling through are very low compared to the traditional method of selling a house.
  • There Are No Upfront Costs: They acquire your house as is, so you can save on repair costs and home staging costs.
  • The Sale is Hassle-Free: You need not wait and get right to the sale. Unlike other buyers, they usually have ready cash.

Cons of iBuyers

  • There is Limited Coverage: iBuyers are not an option for all, they only operate in select areas. If you live outside of their coverage area you will not get an offer.
  • They Have Strict Purchase Criteria: They prefer relatively newer properties, worth less than $500,000 and come under 1.5 acres. You will only get an offer if you meet these demands.
  • They Offer Lower Sales Price: They eventually will sell this home on the open market at a profit, so your offer will be marginally priced. Also, these cash offers depend on the location of the property.

» iBuyer Reviews: Are iBuyer companies going to make it through 2023?

4. House Flippers

House flippers buy distressed properties, do minor fixes, and then flip them for a profit. It comes under the umbrella term real estate investor.

Pros of House Flippers

  • You Can Sell Your House As-Is: You can sell your house as-is without making repairs and renovations.
  • Skip the Listing Process: When you opt for a house flipper, you can skip the process of listing on the MLS to find a buyer.
  • You Get to Closing Fast: For house flippers time is money and hence they will expedite the process to get to their repair work.

Cons of House Flippers

  • You Can Get Scammed: Sensing your urgency you might get attract scam artists claiming to be house flippers. Be very careful before signing any contracts.
  • You Will Get Lowball Offers: They will definitely give you lowball offers to increase their profit margin.
  • There Will Be Deductions: After a home inspection, they will reduce the preliminary offer and give an after-repair value.

» How Home Flipping Works: All you need to know and more on how to flip a house in America.

Cash Offer Tips for Sellers

  • Market to Multiple Cash Buyers: Maximum exposure will ensure you have more than one offer in hand. With options, you can pick the most suitable or the highest offer.
  • List on Cash Marketplace: Marketplaces assure good exposure, multiple offers, and direct communication. You can find buyers without the hassle of listing on the MLS.
  • Don’t Accept Low-ball Cash Offers: A downside of going public is that the majority of the offers might lowball you. Without the obligation of an appraisal, you can try to negotiate and increase the price.

Pros and Cons of Accepting a Cash Offer

You can easily get a cash offer on your home but you need to be aware of the highs and lows of such an offer.


  • There is Low Risk of the Deal Falling Through: No worries regarding the buyer’s financing or the deal failing. With cash in hand, no worries about any delay either.
  • The Closing is Faster: You can close the sale much quicker when you minus the additional steps of mortgage approval.
  • You Can Avoid Some Contingencies: You can avoid appraisal contingencies by adding an addendum to a contract. You might even be able to circumvent the inspection contingency if you’re selling “as is” for cash.


  • You’ll get Low-ball Offers: Most cash home buyers will offer you between 50% to 80% of your property’s fair market value (FMV). But remember, cash marketplaces, like, can get you max exposure allowing you to net up to 100% of your property’s FMV.
  • The Deals Are Non-Negotiable: Most iBuyers and cash companies make non-negotiable offers. They might also not include closing costs.
  • You Are Prone to Scammers: Make sure you verify the buyer and read all contracts before signing. Unknowingly you might sign a reassignment clause and your house will slip right through your hands!
  • You Might Have to Pay Hidden Costs: There are several hidden costs that cash buyers charge you under the guise of “service fees”. These can be as high as 13% of the home sale price.

» Pros and Cons of Cash Offers: Click here for more info to help tip the scales.

Should You Accept a Cash Offer on Your House?

Yes, you should accept a cash offer. There are higher chances of the sale making through and less risk of financial contingency.

They have more appeal with the mortgage rates reaching a new high. We recommend you accept any cash offer that’s close to market value because cash offers provide more certainty.

That being said you should not restrict yourself and settle for the first offer. And definitely look into countering any offers, before accepting them. High-tech cash marketplaces like Houzeo allow you to counter an offer, or request highest & best offers.

Eager to Know More About Houzeo?

Wanna save thousands when selling your house? We’ve got you covered. See how Houzeo works and why it is one of the best For Sale By Owner websites used by home sellers across the US!

» NEED MORE? Read these exclusive Houzeo reviews and learn why it is one of the best FSBO sites.


1. Can I make a cash offer without cash?

You can make a cash offer without cash. Cash buyers obtain mortgage financing from a company to purchase a property on their behalf. Read more on how to get a cash offer.

2. Why is a cash offer better in real estate?

Cash offers are more certain than offers that need financing. Cash offers typically have no financing contingencies, and the closing is fast. Once you have verified the buyer’s proof-of-funds, the risk of the sale falling through because of funding is eliminated.

3. Does a home get inspected before a cash offer?

Many cash buyers request a home inspection. This gives them assurance of a decent buy. However, you can always opt for a "We Buy Houses for Cash" company that buys distressed properties as-is. Read more on how to get a cash offer.

4. How to get a cash buyers list?

You can make your own cash buyers list through research and accessing buyers lists by listing on your local MLS. You can get cash offers through maximum exposure for which a cash buyers list will come in handy. Read more on how to get a cash offer.

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