Best iBuyer companies | Purchase criteria | How to choose | iBuyers near me | FAQ
The top iBuyers and cash offer companies
| Company | Type | Customer Rating | Service Fee | Time to Close | |
|---|---|---|---|---|---|
|
Best overall
Clever Offers |
Cash offer network
|
5/5 (2,950 reviews)
|
None
|
Varies by offer type
|
Learn More |
Offerpad |
iBuyer
|
4/5 (2,706 reviews)
|
5%
|
8–90 days (flexible)
|
Learn More |
Opendoor |
iBuyer
|
4.3/5 (3,501 reviews)
|
5%
|
14–60 days (flexible)
|
Learn More |
Orchard |
Home trade-in
|
4.4/5 (614 reviews)
|
1.9% service fee + 6% brokerage fee
|
14–60 days (flexible)
|
Learn More |
Knock |
Home trade-in
|
4.8/5 (833 reviews)
|
2% service fee + realtor commission
|
Varies
|
Learn More |
HomeLight Simple Sale |
Cash offer network
|
4.6/5 (1,178 reviews)
|
None
|
As little as 10 days
|
Learn More |
iBuyers and cash offer companies can help you sell your house fast for cash. Each company differs in offer amounts, closing timelines, and service fees.
The pandemic housing boom saw a steep rise in iBuying activity, but now Offerpad and Opendoor are the only remaining iBuyers operating nationwide. Other iBuyers, including Zillow Offers and RedfinNow, have shut down in recent years.
Fortunately, other cash home buying companies can also help you sell your home fast. Some companies, like Clever Offers, let you compare multiple cash offers. Others offer home trade-in services, enabling you to purchase and move into a new house before you sell your old one.
We included these companies alongside traditional iBuyers so you can make the best choice for your home sale.
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Clever Offers is a free service that matches you with fully vetted cash buyers who place competing offers on your home. It's an especially good fit when you want to sell fast but don't have time to track down offers on your own.
How it works: Complete a short online form, and a member of the Clever Offers team will reach out to gather information on your property and discuss your options.
Once you're on the same page, Clever will match you with investors from its network. Each investor will submit a tailored offer on your home, ensuring you have multiple options to choose from.
Clever can also match you with a local partner agent for a professional home valuation, so you can compare cash offers against a realistic sale price on the market.
Once you decide on an offer, Clever stays with you through the process to answer any questions and ensure the buyer follows through on their side of the deal.
Pros
- You get multiple competing cash offers — for no added fees or commissions.
- You only deal with legitimate investors. They have proof of funds and a track record of closed deals.
- You have a dedicated point of contact to connect you with investors and walk you through the offer process.
Cons
- Even though investors are vetted, Clever still recommends having contracts reviewed by an attorney or CPA.
- Some deal types (like novations) may have longer closing times.
- Cash offers will likely be less than what you'd get selling with an agent.
Clever Offers is available nationwide.
Website: semya-moya.ru
Phone: (833) 225-3837
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Offerpad is a decent choice if you need a fast cash offer and a specific closing date. Like it's main competitor, Opendoor, Offerpad makes offers slightly below market value in exchange for a hassle-free sale — meaning no repairs, showings, or negotiations.
Of all the iBuyers, Offerpad has the most flexibility when it comes to closing (8–90 days). It also provides some enticing perks, like free local moves and a free three-day extension on your closing date.
The potential downside is that repair costs can significantly lower your initial offer amount. When you accept an offer from Offerpad, the company sends out a representative to do a thorough inspection. After the inspection, you get a revised offer, which some customers complain is shockingly lower than the initial offer.
Pros
- Offerpad offers appealing perks like free local moves and a free 3-day extended stay.
- Offerpad offers more flexible options, like listing on the open market, getting a cash advance for repairs, and using its cash offer as a backup.
Cons
- Offerpad's 5% service fee is similar to what you'd pay a traditional realtor, but your sale price will probably be lower.
- Offerpad charges a 1% cancellation fee if you back out after accepting its final offer.
- Repair costs can be as much as 5% of your home value, according to customers.
Offerpad is currently available in 24 major markets in AZ, CO, FL, GA, IL, IN, KS, MO, NV, NC, OH, SC, TN, and TX.
Website: offerpad.com
Phone: (844) 388-4539
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Opendoor is a good option for home sellers who need a fast, predictable sale with minimal hassle. Its offer might be below the value of comparable homes on the market, but the difference may be worth it for people who value convenience and speed.
With Opendoor, you can get an initial offer within 24–48 hours and close in as little as 2 weeks. Additional perks include a flexible closing date and an easy selling process, which you complete almost entirely online (except for an exterior home inspection).
One thing to watch out for is repair costs. Recent Opendoor customers complain that its final offer is significantly lower than the initial estimate. The company makes a final offer after completing an inspection and factoring in repair costs.
Pros
- Opendoor offers are much closer to market value than a typical cash buyer.
- Opendoor is known for providing a convenient, hassle-free selling experience.
- You can choose and modify your closing date without penalty.
Cons
- Opendoor may lower your offer after an inspection, a common complaint among customers.
- Opendoor's 5% service fee is about what you'd pay selling with a realtor — though you'll likely net a lot less.
Opendoor is available in 56 major markets in AL, AZ, CA, CO, DC, FL, GA, ID, IN, KS, MA, MI, MN, MO, NC, NJ, NV, NY, OH, OK, OR, SC, TN, TX, UT, and VA.
Website: opendoor.com
Phone: (888) 352-7075
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Orchard Real Estate is a home trade-in service, meaning it can front you the equity from your current home to make a cash offer on a new house before you sell.
Once you're ready to move, an Orchard agent will take care of the entire listing process, including repairs and staging. If your old home doesn’t sell within 120 days, you can accept Orchard’s guaranteed cash offer as a backup.
Orchard's business model gives you the security of having a guaranteed offer if your home doesn’t sell on the open market. But Orchard’s cash offers tend to be low, and it has strict standards for the homes it accepts compared to traditional cash buyers. Homes valued under $200,000 or built before 1920 don't qualify for its program.
Orchard also charges high fees compared to competitors. To use its Move First program, you pay a 6% brokerage fee and a 1.9% program fee, plus traditional closing costs.
Pros
- You can access up to 90% of your home's equity to make an offer on a new house before you sell.
- If your home doesn't sell in 120 days, you can use Orchard's guaranteed cash offer as a backup.
- Orchard offers interest-free funding for home improvements.
Cons
- Orchard's 6% service fee is higher than what you'd pay an iBuyer or even a realtor in many cases.
- Orchard's cash offer will be much lower than what you'd get on the open market.
Orchard operates in these locations:
- Colorado: Denver
- Georgia: Atlanta
- Texas: Austin, Dallas–Fort Worth, Houston, San Antonio
Website: orchard.com
Phone: (844) 515-9880
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Knock allows customers to purchase a new home before selling their old one. Through its HomeSwap program, Knock lets you borrow against the equity in your home to purchase a new home before you sell. Once you move into your new place, you'll sell your previous home on the open market with a traditional real estate agent.
As part of their program, Knock will cover your old mortgage until your old home sells — but you'll still eventually have to settle up, and costs can add up fast if your home sits on the market. The company charges a 2% contract fee on top of loan origination and realtor costs.
While somewhat expensive, Knock could still be a good option if you're selling a home that needs repairs — it offers up to a $35,000 cash advance for home improvements.
Pros
- Knock gives sellers the flexibility to purchase a new home before selling their old one.
- Knock can advance up to $35,000 for home improvements prior to listing.
Cons
- To take advantage of the program, you need to have a fair amount of equity in your home.
- Knock charges a 2% contract fee on top of the commission you pay to an agent. You may also be responsible for loan origination fees.
Knock operates in select cities in these states: AZ, CA, CO, FL, GA, IL, MD, MI, MN, NC, OR, SC, TN, and WA.
Website: knock.com
Phone: (866) 996-1695
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HomeLight Simple Sale — sometimes called HomeLight Cash Offers — is a free service that helps you get offers from cash buyers in HomeLight's network. According to the company website, its cash buyer network includes more than 100 investors.
HomeLight generates an estimated offer based on local property data. Actual offers from investors can be significantly lower.
While reviews for HomeLight are generally positive, few reviews specifically mention its cash offer program (most refer to its agent matching program). However, a few customers complained that they were bombarded with calls from HomeLight agents after requesting a cash offer.
Other reviewers mentioned that they initially contacted HomeLight for a cash offer but ended up listing with an agent. HomeLight may use its cash offer program primarily to generate leads for its agent network.
Pros
- HomeLight Simple Sale gives you a convenient way to compare options, including selling with an agent or getting a cash offer.
- HomeLight reviews are generally positive (though reviews for its cash offer program are harder to find).
- HomeLight gathers bids from its investor network within 48 hours, and you can close in under 2 weeks.
Cons
- HomeLight's initial estimate may be higher than what its investors actually offer.
- Customers complained about being bombarded with calls from HomeLight partner agents after requesting a cash offer.
HomeLight Simple Sale is available nationwide. In locations far from major metros, you may have fewer cash buyers to choose from.
Website: homelight.com/simple
Phone: (831) 498-1967
Our iBuyer ranking methodology
To rank the best iBuyer companies, the Semya-Moya editorial team spent hundreds of hours researching each business. Next, we assigned each company a total score based on three categories: value, flexibility, and accessibility.
Each category is broken down into subcategories. For instance, when we talk about value, we look at factors like offer prices and service fees.
We also give more points to large national iBuyer companies with high purchase volume, and fewer points to companies that do iBuying as a side business.
For example, Offerpad earned points for its customer service and scored highly in the flexibility category because it allows for a closing time of up to 90 days.
Is selling to an iBuyer worth it?
Pros
- You can close a deal fast — sometimes in as little as 10 days.
- You won’t have to spend time or money preparing, listing, and marketing your home.
- You’ll probably receive a competitive cash offer.
- All selling costs are deducted from your offer, so there are no out-of-pocket selling expenses.
Cons
- You’ll have to pay steep iBuyer service fees (think 5% or more, plus 1–3% closing costs and possibly 1–2% in deductions for repairs).
- You probably won’t get the same personalized service you would from traditional real estate agents.
- Your home might not qualify due to strict selection criteria.
- You won't be able to capitalize on the potential upside of getting multiple offers on the open market.
If your home is eligible, selling to an iBuyer can be a simple, hassle-free alternative to selling your home on the open market.
For example, if you need to move quickly or if you have inherited a house, an iBuyer can be a way to get cash for the property fast while avoiding home showings and listings. But you may be sacrificing some cash for the convenience of going with an iBuyer.
Before you close with an iBuyer, the company will order a home inspection, often asking for a reduction in price based on repairs it deems necessary. The final offer on your home, therefore, will likely be less than you'd get on the open market, where you may have multiple offers from interested buyers instead of one take-it-or-leave-it offer from an iBuyer.
Jesse Zappia, who sold his North Carolina home to Opendoor in 2022, recalled a nearly $40,000 difference between Opendoor's preliminary and final offers: “Their initial offer was somewhat closer to $600,000. And then when they came back and gave me a final offer, it was, I think, $560,000 or something. So it was a significant jump.”
"We were in a position where taking less money was worth it for us," said Zappia. "If you go in with that mindset, it's great. But if we were in a scenario where we weren't as timebound, I think going the traditional route is probably the way we would go, just to get better profitability out of it."
How to choose an iBuyer
Each iBuyer company has unique perks that might or might not matter to you when you're getting ready to sell. Some factors to consider include:
- Closing times: What's the minimum/maximum number of days the iBuyer can allow for closing on your home?
- Service fees: How much does the company charge (percent of the sale price)? Are there any additional fees?
- Backup options: Can you stay in your home for a couple of extra weeks if your plans change? Will the company be accommodating if you need to cancel the sale?
Compare multiple offers from top cash buyers in your area against the sale price you'd get with an agent. This service from Clever Offers is free, and there's no obligation to accept an offer from our investors. Simply tell us about your property, and we'll do everything we can to get you the best possible offers on your home.
What types of homes do iBuyers purchase?
iBuyer companies try to earn a profit by reselling homes — so they’re picky about what homes qualify. In a nutshell, they want to acquire homes they believe they can sell quickly and for a good price.
We reviewed the terms of service for the biggest iBuyer companies and found that most share similar criteria:
| 🏠 Type of home | Single-family residential homes, condos, and townhomes |
| 🌲 Lot size | 0.5–1.5 acres |
| 💰 Valuation | $100,000–600,000 |
Most iBuyer companies also look for homes that are owner-occupied and in good condition.
For example, an iBuyer might be happy to repaint your home or complete minor repairs — but major water damage, a cracked foundation, or unpermitted additions might cause them to back out.
If you’re not sure whether your home will qualify, it never hurts to submit your information. In most cases, you’ll receive your cash offer (or rejection) within 24–48 hours.
Finally, keep in mind that these are general criteria and exceptions do exist. Practically every iBuyer company offers a disclaimer that their practices vary according to the specific real estate market you’re in.
Which iBuyer companies are available near me?
| iBuyer | States |
|---|---|
| Clever Offers | Nationwide |
| Offerpad | AL, AZ, CA, CO, FL, GA, IN, KS, MO, NV, NC, OH, SC, TN, TX |
| Opendoor | AL, AZ, CA, CO, FL, GA, ID, IN, MN, MO, NV, NJ, NY, NC, OH, OK, OR, SC, TN, TX, UT, VA, DC |
| Orchard | CO, GA, MD, NC, OR, TX, VA |
| Knock | AZ, CA, CO, FL, GA, IL, MN, NC, SC, TN, TX |
| HomeLight | Nationwide |
iBuyers are available in most states, but they typically operate only in major metropolitan areas. They also tend to focus on cities in the south and along the east and west coasts. As of 2023, Opendoor operates in over 50 markets, while Offerpad operates in 28.
Summary
If you want to sell fast for cash, either of the top iBuyer companies could work for you. If you have some extra time, you might consider a home trade-in service. This service gives you the security of a guaranteed sale — but often at the expense of high fees.
Before accepting an offer, you’ll want to compare nationwide brands like Opendoor and Offerpad to local cash buyers. You'll also want to know what your home could be worth on the open market.
You can compare offers on your own, with the help of a realtor, or through a free service like Clever Offers.
FAQ about iBuyer companies
What is the best iBuyer company?
Offerpad and Opendoor are our picks as best iBuyers. Offerpad offers great customer service and unique perks like free moving and a 21-day late checkout option. Opendoor covers the most cities, has the lowest fees, and uses the best technology. It generally makes the most competitive offers. Learn more about these and other iBuyers.
Are iBuyer companies legitimate?
Yes, iBuyers are legitimate real estate companies that make cash offers on homes in select locations.
iBuyers price houses using a combination of proprietary algorithms and teams of real estate pricing experts.
Most iBuyers can provide sellers with an offer in less than 24 hours, and close in as little as 2 weeks. Learn more about the top iBuyer companies.
Which iBuyer offers the most?
Opendoor has a low service fee of 5% and generally pays the most for homes. However, Offerpad also has low service fees and offers to pay for local moves for free, which could save you money. We recommend getting several offers before moving forward with one company. Learn more about how iBuyers work.
Are iBuyers worth it?
An iBuyer can be a fast and convenient way to sell your home if you're willing to sacrifice profit for speed. iBuyers can close in as little as 10 days, giving you fast cash for your home. But if you're willing to wait, selling your home on the open market gives you the best chance to make the most money. Find out more about the best iBuyers.
Do iBuyers make good offers?
iBuyers' offers vary with the market conditions and from company to company, but they generally pay close to fair market value. Although, you may get more than market value if you sell your home on the open market. Learn more about what iBuyers pay.
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