4.3
Editor's Rating (157 Reviews)1
User Rating (5 Reviews)Grandview Homes is a cash buyer that purchases distressed properties. They cater to sellers who need a quick home sale. With them, you avoid the 3% Realtor commission. On top of that, they purchase homes as-is, saving you time and effort on repairs.
Pros
Cons
Grandview Homes buys homes directly from sellers. In our analysis of Grandview Homes reviews, we found mixed feedback. Many home sellers appreciate how fast and simple the process is. However, some sellers report that their cash offers tend to be on the lower side.
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%–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.
Grandview Homes Summary
| Particulars | Details |
| Company Type | Cash buyer specializing in distressed properties |
| Key Features | Buys homes as-is, no agent commission, no closing costs, quick closing within 10 days |
| Service Area | 130 cities in Illinois, Ohio, Wisconsin |
| Offer Range | 50% to 70% of home’s fair market value |
| Best For | Sellers needing fast sale, homes in poor condition, inherited properties, avoiding agents |
| Not Ideal For | Sellers wanting full market price, willing to wait, homes in excellent condition |
| Customer Ratings | Google: 4.3/5 (159 reviews), BBB: 4.9/5 (99 reviews), BBB accredited A+ |
| Pros | Quick closing, flexible timeline, hassle-free, no fees |
| Cons | Lowball offers, limited negotiation, restricted coverage |
| Ownership | Founded by Tom Detelich and Ken Bernhard in 2009 |
Grandview Homes Reviews
Grandview Homes has a 4.3 out of 5-star rating on Google based on 159 reviews. They also hold a 4.9 out of 5-star rating on Better Business Bureau from 99 customer reviews.
Based on our research, we found most sellers had a smooth experience with Grandview Homes. Many reported fair cash offers and flexible closings.
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 Reviews: Praises
If you’re considering selling your home to Grandview Homes, it helps to hear what other sellers experienced. Many praise the company for making the process quick and easy. Here are some positive reviews that highlight what worked well for them.
✅ Fair price and flexible closing
I had a very nice experience selling my brother’s condo. It needed lots of work to repair and remodel. They offered a very fair price. They were very accommodating about extending the closing date due to lots of rules imposed by the Homeowner’s Association. Very pleased with the whole process.
Source: Google
✅ Seamless sale with a personal touch
My sister needed to sell her house after the passing of her husband and her own heath issues. The people at Grandview Homes got back to her right away and did a fantastic job of walking her through the process of selling her house. With the work and cleaning needed, they gave her a very fair price for the house! I definitely would use them again!
Source: Google
✅ Stress-free sale with fair, flexible offer
Sold mother’s condo, process was very easy, people were great to work with. Accepted offer was 90% of what a realtor was projecting as a starting point. Grandview did accept a counteroffer in my case. Highly recommend if you don’t want to go through all the steps necessary with realtor, buyers getting financing, moving everything out, making residence tidy for visitors etc. Closed 30 days after receiving offer, only reason it took that long, HOA forms to fill out.
Source: Google
✅ Top cash offer with friendly, expert service
Friendly, professional service and the best “cash” offer in the local as-is market. I would give Grandview six stars, but the rating only goes to five. They’re the best! I can’t say enough good thing’s about them. Selling? Call them to-day!!!
Source: Google
Grandview Homes Reviews: Complaints
While many sellers had positive experiences, it’s important to also consider a few common concerns. We identified some Grandview Homes complaints that shed light on areas where the company fell short.
❌ Service area limits prevented a potential sale
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
❌ Sellers of inherited homes may face dishonest practices
Do NOT use Grandview Homes if you are selling a deceased loved ones home. They have a well rehearsed scheme to cheat the seller out of thousands of dollars on the closing date. If you object to their immoral business practices at closing they will threaten to walk away from the deal. (Do yourself a favor and run away from the thought of using Grandview Homes).
Source: Google
❌ Cash offer far below comparable home values
Just had them look at another home that the Grandview person showed the comps at $515,000. Their offer came in at $350,000. I knew they were low ballers but “their fair cash offer” simply does not exist. If you want a stand up company hire a realtor. You may waste time listing, showing and selling but you will get get to keep ALOT more money.
Source: Google
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
Is Grandview Homes Legit?
Yes, Grandview Homes LLC operates as 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 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 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.
Grandview Homes Competitors
Here are the top 3 competitors to Grandview Homes:
1. Grandview Homes vs. Clever Offers
Grandview Homes is a cash buyer that purchases homes in any condition. They provide fast cash offers and flexible closings. However, their offers are usually below market value.
Clever Offers connects sellers with multiple cash buyers, allowing comparison of offers. They typically generate 3 to 5 competitive offers per listing. Sellers can choose the best offer and close on their preferred timeline.
2. 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.
3. 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.
“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 a thorough review of Grandview Homes to provide an unbiased and fact-based analysis. Our research focused on real customer experiences and credible sources to ensure accuracy and reliability. The methodology included:
- Collecting Reviews: We gathered authentic customer feedback from trusted platforms such as BBB and Google Reviews.
- Analyzing Feedback: We examined reviews to assess service quality, customer experience, and satisfaction levels.
- Compiling Insights: We summarized findings objectively to highlight strengths and areas for improvement.
- Ensuring Neutrality: We avoided personal opinions and presented data-driven observations only.
We used reliable sources to gather information about Grandview Homes. Our research focused on real customer experiences and verified company details. Key sources included:
- Grandview Homes Official Website – for company services, policies, and offerings.
- Google Reviews – for genuine customer feedback and ratings.
- BBB Customer Reviews – for verified complaints, reviews, and performance insights.
- Grandview Homes FAQs – for quick answers to common questions.
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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 !!!