9 min read May 08, 2024

Grandview Homes Reviews: Pros, Cons, and Alternatives (2024)

Edited By

Carol Coutinho

Edited By

Carol Coutinho

Editor, Houzeo

Carol C. is a versatile editor, expertly refining real estate content with precision and creativity. When not exploring market trends, she is immersed in the enthralling world of the theatre.

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Grandview Homes is a traditional cash for homes company that purchases distressed properties. They cater to home sellers who are on a time crunch.

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  • Grandview Homes closes the deal within 10 days.
  • You save on repair costs.


  • Grandview Homes' offers can be around 50% - 70% of your home's FMV.
  • There is no scope for negotiation.
  • Grandview Homes has a limited coverage area.

Grandview Homes is a cash buyer company that purchases homes in any condition. You can sell your house as is without repairs. Moreover, you can close the house within 10 days or on your preferred date.

However, this hassle-free approach comes with a significant trade-off. Grandview Homes might not offer fair market value for your house. In real estate, prospective cash buyers usually make offers between 50% – 70% of your home’s FMV. Expect a similar payout with Grandview Homes.

So, is there a way to get 100% of your home’s equity?

Yes. Flat Fee MLS companies help you get an offer that matches the FMV of your house. Moreover, multiple cash buyers also extend offers on the MLS. An FFM listing is, therefore, an ideal way to secure a top-dollar deal.

    ✍️ Editor’s Take: We recommend listing your home on the MLS via Houzeo. Houzeo’s tech-centric platform helps you manage multiple offers. Moreover, you can request the highest and the best offer without any manual comparison. Compare Grandview Homes vs. Houzeo.

Is Grandview Homes Legit?

Yes, Grandview Homes LLC is a legitimate cash buyer company founded in 2009 by Ken Bernhard and Tom Detelich. Their vision is to offer a smooth experience to homeowners who want to sell distressed or hard-to-sell properties.

Grandview Homes has purchased over 1,000 homes in 100 communities. However, their coverage is limited to 2 states only.

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. As per their website, Grandview Homes can close a deal within 10 days or on your preferred date.

Grandview Homes helps sellers eliminate the contingencies and fees associated with traditional home sales. Hence, Grandview Homes is most suitable for sellers who want to offload property as soon as possible.

» Selling a House As Is: A Step-by-Step Guide for Home Sellers.

Process of Selling With Grandview Homes

The process of selling with Grandview Homes is straightforward.

  • Schedule a Visit: Fill out a form with your property details and contact information. Click on the “Fair Cash Offers in 24 Hours” button to request the form.
  • 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 are willing to accept the offer, they 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.

Grandview Homes Coverage

Grandview Homes offers services in Illinois and Wisconsin. If Grandview Homes’ limited coverage is a deal-breaker for you, list with Houzeo. With near-nationwide coverage, Houzeo helps you get multiple cash offers on your property regardless of your location.

How Much Does Grandview Homes Pay?

Based on industry standards for cash offers and our analysis of Grandview Homes, their offer price varies. It might fall within 50% to 70% of your home’s market value.

For example: For a house that could be sold for $300,000, Grandview Homes’ offer could range between $210,000 – $150,000.

They base their offers on multiple factors including the sale price of other homes in your locality, local market data, in-depth property research, and their inspection.

Grandview Homes LLC Reviews

Grandview Homes has a 4.3 out of 5-star rating based on 107 reviews on Google. Many customers praise the convenience of the selling process. However, some customer reviews of Grandview Homes complain about the lowball offers.

Grandview Homes Reviews: Praises

✅ Brigit praised a seamless selling experience with Grandview Homes. They were happy to sell the property without putting in any effort.

Brigit ReulandUSASubmitted 2021

I used Grandview Home-Jay Valentine to sell a rental property. It was by far the easiest and most convenient way to sell a home. They offered a fair price and made everything so easy to sell & close on!

Source: Google

✅ Ted highlighted how Grandview Homes helped them offload a difficult-to-sell property. He also praised Jay Valentine’s prompt response to all his queries.

Ted TobiasUSASubmitted 2023

Grandview Homes offered exactly what we were looking for. It helped us deal with a difficult family matter in an efficient manner. Jay Valentine was our initial contact doing the walk thru, explaining Grandview’s procedures in detail, answering our questions and presenting us with an offer the same day.

Source: Google

Grandview Homes Reviews: Complaints

❌ Stephen was not happy with the lowball price offered by Grandview Homes, which was 48% below market value.

Stephen VondrakUSASubmitted 2020

This company is a total Scam … Realtor , Zillow and Redfin all appraise the home for $325,000 … Grandview offer $166,00 … Really 48% below market value !!! don’t waste your time

Source: Google

❌ Dan was also unhappy with Grandview Homes’ cash offer. Their offer was $170,000 below market value.

Dan BussUSASubmitted 2021

The offer we received was 60% under market value. What they offered was an insult to my family. I understand they need to make money and pay “wholesale” pricing, but 170k under value offer is just wrong!

Source: Google

Grandview Homes Pros and Cons

Let’s evaluate the pros and cons of Grandview Homes.

👍 Pros

Grandview Homes offers some benefits over the traditional home-selling process.

  • 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 without any repairs.

👎 Cons

We found certain limitations with Grandview Homes.

  • Lowball Offers: According to some Grandview Homes reviews, some customers felt they did not get fair market value for their property.
  • No Scope of Negotiation: With Grandview Homes, you can’t negotiate to get a better offer.
  • Limited Coverage: Grandview Homes only offers services in Illinois and Wisconsin.
  • Additional Fees: You have to pay $500 attorney fees at closing.

Grandview Homes Competitors

» Jump to: Grandview Homes vs. Houzeo | Grandview Homes vs. HomeVestors | Grandview Homes vs. Offerpad

1. Grandview Homes vs. Houzeo

Selling to Grandview Homes seems hassle-free. However, you pay for this convenience by accepting a lowball offer.

On the other hand, an MLS listing with Houzeo 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.

Moreover, you also get a chance to showcase your property to home buyers who are ready to purchase a home in cash for a 100% value of your house.

Grandview HomesHouzeo
Sale Price50% to 70% of FMVUp to 100% of FMV
Customer Rating4.3 stars (107 reviews)4.9 stars (6,000+ reviews)
Closing Timeline10 to 30 days2 to 60 days
Scope for Negotiation
Repair Costs
Compare Offers
Highest and Best Offer

2. Grandview Homes vs. HomeVestors

HomeVestors also has a similar business model to Grandview Homes. However, they have near-nationwide coverage, so you can sell them regardless of your location.

HomeVestors also offers cash offers that are around 70% of your home’s after-repair value. Moreover, with HomeVestors, you get a chance to negotiate and secure a better deal.

3. Grandview Homes vs. Offerpad

Offerpad is an iBuyer and offers a better deal than Grandview Homes. They offer around 70% to 80% of your home’s potential.

However, Offerpad has stringent criteria for the properties they purchase. So, if you wish to sell a distressed property, Offerpad is not an ideal choice for you.

“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.

RegionStates/CitiesCompanies That Buy Houses For Cash Near Me
NortheastStatesConnecticut | Maine | Massachusetts | New Hampshire | New Jersey | New York | Pennsylvania | Rhode Island | Vermont
NortheastKey CitiesBoston, MA | Brooklyn, NY | Buffalo, NY | Long Island, NY | New York City, NY | Philadelphia, PA | Pittsburgh, PA | Rochester, NY | York, PA | Clayton, NY
MidwestStatesIllinois | Indiana | Iowa | Kansas | Michigan | Minnesota | Missouri | Nebraska | North Dakota | Ohio | South Dakota | Wisconsin
MidwestKey CitiesCincinnati, OH | Cleveland, OH | Columbus, OH | Detroit, MI | Indianapolis, IN | Kansas City, MO | Milwaukee, WI | Omaha, NE | Minneapolis, MN | Wayne County, MI | St. Louis, MO | Boulevard Heights, MO |
SouthStatesAlabama | Arkansas | Delaware | Florida | Georgia | Kentucky | Louisiana | Maryland | Mississippi | North Carolina | Oklahoma | South Carolina | Tennessee | Texas | Virginia | Washington, D.C | West Virginia
SouthKey CitiesAtlanta, GA | Asheville, NC | Baltimore, MD | Charlotte, NC | Charleston, SC | Columbia, SC | Dallas, TX | Fort Lauderdale, FL | Fort Myers, FL | Fort Worth, TX | Greensboro, NC | Greenville, SC | Houston, TX | Huntsville, AL|Killeen, TX | Knoxville, TN | Lexington, KY | Louisville, KY | Miami, FL | Nashville, TN | New Orleans, LA | Orlando, FL | Pasadena, TX | Raleigh, NC | Rockville, MD | San Antonio, TX | St. Augustine, FL | Tampa, FL | West Palm Beach, FL | Memphis, TN | Austin, TX | Norfolk, VA | Jacksonville, FL | Tallahassee, FL | Pensacola, FL | Sarasota, FL | Panama City, FL | Augusta, GA | Virginia Beach, VA | Clearwater, FL | Savannah, GA | Chattanooga, TN | Columbus, GA | Lawrenceville, GA | Winston-Salem, NC | Birmingham, AL | Jackson, MS | Biloxi, MS
WestStatesAlaska | Arizona | California | Colorado | Hawaii | Idaho | Montana | Nevada | New Mexico | Oregon | Utah | Washington | Wyoming
WestKey CitiesColorado Springs, CO | Denver, CO | Fresno, CA | Las Vegas, NV | Los Angeles, CA | Phoenix, AZ | Sacramento, CA | San Diego, CA | San Francisco, CA | Seattle, WA | Tucson, AZ | Portland, OR | Salt Lake City, UT | Orange County, CA | Roseville, CA | Ventura, CA | Lemon Grove, CA | Casitas Springs, CA | Bakersfield, CA

Other Options You Should Consider

  • Sell For Sale By Owner: For Sale By Owner websites help you list and sell a house yourself, saving thousands in agent commissions. Around one-third of home buyers pay in cash. Hence, selling FSBO helps you to get 100% FMV of your house in cash.
  • Sell Through a Realtor: Traditional Realtors list your property on the MLS and help you at every step of home selling. However, you have to pay them 3% of the home’s sale price for this convenience.
  • Sell Through Discount Realtors: Discount real estate brokers reduce their commissions to offer affordable services. Their commission varies between 0.5% and 2%.

Is Grandview Homes a Good Option?

Grandview Homes is a good way to offload a distressed property. However, there are other cash buyers who can offer you a better deal.

A smart way to sell to a cash buyer is to list your home on the MLS with Houzeo. Houzeo lists your property on the MLS within 24 hours while providing wide exposure to attract multiple cash buyers.

Houzeo’s platform allows you to compare offers and request the highest and best offer. This gives you an opportunity to grab a better deal. Moreover, you can also attract home buyers who are ready to pay 100% of your home’s value in cash.

» Houzeo Reviews: Check out why more than 6,900 home sellers have rated Houzeo 4.9 stars out of 5 on Google and Trustpilot.

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Frequently Asked Questions About Grandview Homes

1. Is Grandview Homes legit?

Yes, Grandview Homes is a legitimate cash buyer company that offers services in Illinois and Wisconsin. The company was founded in 2009 by Tom Detelich and Ken Bernhard. Learn more about Grandview Homes.

2. How does Grandview Homes work?

Grandview Homes purchases distressed properties from sellers who want a hassle-free selling process. Their primary work is to purchase these properties, repair or renovate them, and sell them for a profit. Learn more about how Grandview Homes works.

3. How much does Grandview Homes pay?

According to customer reviews of Grandview Homes, you could get 50% to 70% of the fair market value of your home. Their offer price depends on multiple factors, including estimated repair costs and market conditions.

4. Who owns Grandview Homes?

Grandview Homes is owned by Tom Detelich and Ken Bernhard. They established this company in 2009 to eliminate the challenges of selling hard-to-sell homes. Read Grandview Homes reviews to learn more.

5. How to get the best cash offer?

To get the best cash offer, you should compare offers from multiple cash buyers. A smart way to do this is by listing your property on the MLS with Houzeo.

For a nominal fee, you can get your property on the MLS and attract multiple local and national cash buyers. You can then utilize Houzeo's technology to compare offers, counter offers, and select the highest and best offer.

Companies That Buy Houses for Cash Near Me 🔍

RegionCash Home Buyers
Nationwide Connect Home Buyers | ASAP Cash Offer | Expert Home Offers | House Buyer Network | Swift Homes | Fast Home Offer
Near-Nationwide Homevestors | We Buy Houses | Express Homebuyers| House Cashin | Highest Cash Offer
Northeast I Buy Li | IPS | ibuy585.com | Integrity First Home Buyers| Handsome Homebuyer | New England Home Buyers | Sell Fast Boston | Sell Now Homebuyers | First Choice Home Buyers | 1-800-cash Offer | Halo Homebuyers | Morgan Home Solutions | Sell to Jim | Snappy Home Buyers
MidwestDirect Home Buyers | I Buy SD | Ben Buys Indy Houses | Grandview Homes | Heartland Buys Houses | Christopher Ellyn Homes | Des Moines Home Buyers LLC | Professional Home Buyers | HouseMax | Jay Buys Detroit | Detroit Cash for Homes | Detroit Fair Offer | Minnesota Home Guys | Chris Buys Homes | Upward Home Solutions | Ohio Cash Buyers | All Ohio Home Buyers | Omaha Homes for Cash | Metro Milwaukee Home Buyer | Cream City Home Buyers
SouthCava Buys | Simply Sold | Homego | Irby Buys | Mark Spain Real Estate | 365 Property Buyers | Florida Cash Home Buyers | Quick Home Buyers | Freedom Cash Home Buyers | Sarasota Home Buyers | Maximum Cash Home Buyers | Cash Offer Kentucky | Geaux Home Buyers Llc | The Buy Guys | Maryland Cash House Buyers | Keen Home Buyers | Nc Cash Home Buyers | W Properties | Charleston House Buyers | New Horizon Home Buyers | Sell to Bobby | House Heroes | Traction Home Offer | Pps House Buyers | Investment Capital Home Buyers | MarketPro HomeBuyers | Texas All Cash Home Buyers | 4 Brothers Buy Houses | Advantage Homebuyers of America
WestTarek Buys | Osborne Homes | Property Max | Seller's Advantage | Sundae | Andrew The Home Buyer | Doug Hopkins Real Estate | John Buys Bay Area Houses | Laurel Buys Houses | John Medina Buys Houses | SoCal Home Buyers | Sell Quick California | Gordon Buys Homes | The Buy-Out Company | Oahu Home Buyers | Khd Real Estate LLC | Enlight Homebuyers | We Buy Any Vegas House | Boise House Buyers | Brothers buy homes | House Buyers of America | The Easy Home Buyer | I Will Buy House | Beachworks LLC

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(1 Reviews)

  • 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


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