20 Best Companies that Buy Houses for Cash
Selling your house for cash sounds simple. But with over 20 major companies and models out there—from tech-powered iBuyers to gritty local flippers—how do you know which one will serve your needs best?
✨ Key Takeaways: Real Answers for Real Homeowners
| ❓Question | ✅ Short Answer |
|---|---|
| Can I sell my house for cash without losing money? | Not entirely—but with strategy, you can minimize loss. |
| Are all-cash buyers legit? | Many are, but some use pressure tactics. Vet every offer. |
| Who gives the highest cash offers? | Offer networks like Clever Offers or Houzeo encourage competition. |
| Which companies work with ugly or distressed homes? | Look to HomeVestors, We Buy Houses, and Sundae. |
| Can I buy a new house before selling my old one? | Yes—Knock, Orchard, and Homeward can help with that. |
| Are iBuyers still around? | Yes—but be wary of repair deductions and strict eligibility. |
🧭 Which Company Is Right for Me? Start With the Right Question, Not the Right Brand
Most sellers skip the first step: Self-diagnosis. Before you even look at a company, ask:
- Is my house in good shape or distressed?
- Do I need to sell fast or maximize profit?
- Do I also need to buy a home soon?
Only then can you match yourself to the right business model:
| 🧩 My Priority | 🧠 Best Business Model | 💼 Top Companies |
|---|---|---|
| Quick cash, bad house | Cash Investors | HomeVestors, We Buy Houses, MarketPro |
| Smooth digital sale | iBuyers | Opendoor, Offerpad |
| Buy new home first | Home Trade-In | Knock, Orchard, Homeward |
| Multiple offers fast | Offer Networks | Clever Offers, Houzeo, Sundae |
🏆 Which Companies Give the Best Cash Offers Without Tricks?
Here’s the cold truth: the first offer is rarely the best. These companies shine because they invite competition or list for max exposure.
🔥 Top 5 for Maximizing Net Proceeds
| 🥇 Rank | 💡 Company | 🔍 Why It Stands Out |
|---|---|---|
| 1️⃣ | Clever Offers | One form = multiple vetted cash offers. No cost, no pressure. |
| 2️⃣ | Houzeo | FSBO-style Flat Fee MLS = access to retail and cash buyers alike. |
| 3️⃣ | Opendoor | Offers closer to FMV (before deductions). Great for clean homes. |
| 4️⃣ | Orchard | Lets you sell at market value after moving into your next home. |
| 5️⃣ | Offerpad | Slightly more perks than Opendoor (free local move, flexible closing). |
⚡ Need to Sell ASAP? These Companies Move Fastest—Without Games
Speed matters, especially during divorce, foreclosure, or inheritance. These companies are built to close in days, not months.
🏁 Top 5 for Speed & Certainty
| ⏱️ Rank | 🚀 Company | ✨ What Makes It Fast |
|---|---|---|
| 1️⃣ | We Buy Houses | Closings in 7 days, all cash, no repairs needed. |
| 2️⃣ | MarketPro Homebuyers | Top regional buyer with 1-week turnaround. |
| 3️⃣ | HomeVestors | Franchise model = local operators who act fast. |
| 4️⃣ | Offerpad | 8-day closings, with move-out grace period. |
| 5️⃣ | Opendoor | 14-day closings with fully digital convenience. |
🛠️ Got a “Ugly House”? Here’s Who Will Actually Buy It (Without Judgment)
Distressed homes need investors, not agents. These companies don’t flinch at mold, clutter, or even squatters.
💥 Top 5 for Selling Distressed Properties
| 🧱 Rank | 🛠️ Company | 💰 What You Get |
|---|---|---|
| 1️⃣ | HomeVestors | The original “We Buy Ugly Houses” team—nationwide, trusted. |
| 2️⃣ | We Buy Houses | Franchise model, but well-reviewed, fast closings. |
| 3️⃣ | Sundae | Creates a private auction among cash investors. |
| 4️⃣ | Clever Offers | Includes distressed-home investors in its offer pool. |
| 5️⃣ | MarketPro Homebuyers | East Coast favorite, great BBB reputation. |
🏘️ Buying & Selling at the Same Time? These Companies Will Keep You Sane
If timing the sale of your current home with the purchase of your next one makes your head spin, you need a bridge—not a miracle.
🔄 Top 5 for Buy-Before-You-Sell Flexibility
| 🔗 Rank | 🏡 Company | 🔧 How It Helps |
|---|---|---|
| 1️⃣ | Knock | Bridge loan lets you buy first. Use your own agent. |
| 2️⃣ | Homeward | Equity advance + 1.9% fee if bundled. |
| 3️⃣ | Orchard | Manages listing after you move. Includes guaranteed backup offer. |
| 4️⃣ | Flyhomes | Cash offer power in hot markets. Great buyer-side edge. |
| 5️⃣ | EasyKnock | Leaseback model = stay after selling, rent your own home. |
🧨 Red Flags: If You See These, Walk Away (Fast)
Some companies prey on desperation. These warning signs scream “get a second opinion!”
🚩 “Act Now or Lose the Offer!”
Legit buyers give you time—rushers often lowball.
🚩 No Written Proof of Funds
No bank statement = no real cash.
🚩 Huge Repair Deduction (Out of Nowhere)
iBuyers are notorious for this—get multiple estimates.
🚩 Ambiguous Fee Structure
If they can’t explain the costs line-by-line, don’t sign.
🚩 Unwanted Calls After You Decline
Respectable companies don’t harass you.
💡 Expert Strategy: Create a Cash-Buyer Bidding War (Yes, Really)
Want the best cash offer? Don’t pick one company. Pit them against each other.
- 🖥️ Start with a free offer network: Use Clever Offers or Sundae to get multiple initial bids.
- 📞 Call local legends: Look for highly rated investors in your ZIP code.
- 🧮 Compare net sheets: Subtract all fees and repair deductions. Focus on your take-home amount.
- 📉 Negotiate with confidence: Use higher offers as leverage. Most will counter.
🗝️ Final Thoughts: Cash Is Convenient—But Only Strategic Sellers Win Big
Selling for cash isn’t just a shortcut—it’s a strategic choice. Do it wrong, and you’ll leave five or six figures on the table. Do it right, and you gain time, certainty, and peace of mind—without getting fleeced.
✅ Don’t accept the first offer.
✅ Match your needs to the right model.
✅ Vet every company.
✅ Compare net proceeds, not just offer prices.
✅ Use competition to your advantage.
📌 Quick Recap: Who’s Best for What?
| 🌟 Need | 🔍 Best Pick |
|---|---|
| Best overall strategy | Clever Offers |
| Highest exposure to buyers | Houzeo |
| Fastest closings | We Buy Houses |
| Distressed properties | HomeVestors |
| Buy before you sell | Knock |
| Most digital convenience | Opendoor |
| Local trust | URB Chicago, Cash Is King |
🔥 20 Best Cash Buyers: At-A-Glance Comparison
| # | Name (Model) | Avg. Fee/Discount | Fastest Close | Best For |
|---|---|---|---|---|
| 1 | Opendoor (iBuyer) | 5%+fees/repairs | 14 days | Good-condition homes |
| 2 | Offerpad (iBuyer) | 5%+fees/repairs | 8 days | Flex closing/perks |
| 3 | HomeVestors (Franchise) | ~30-50% discount | 7 days | Distressed/“ugly” homes |
| 4 | We Buy Houses (Franchise) | ~30-50% discount | 7 days | Distressed properties |
| 5 | Knock (Trade-In) | 2.25%+commissions | 21 days+ | Buy before sell |
| 6 | Orchard (Trade-In) | 8%+commissions | 30 days+ | Simultaneous moves |
| 7 | Clever Offers (Network) | $0 (network model) | 7 days+ | Multiple offers |
| 8 | MarketPro (Regional) | ~30-50% discount | 7 days | East Coast sellers |
| 9 | HomeLight (Network) | $0 (network) | 10 days | Compare to agent sales |
| 10 | Sundae (Auction) | ~30-50% discount | 10 days | Distressed in CA/TX |
| 11 | 1-800-CashOffer (Network) | ~30-50% discount | 7 days | Nationwide, all types |
| 12 | Houzeo (FSBO Platform) | Flat fee (FSBO) | Market speed | DIY, max exposure |
| 13 | EasyKnock (Leaseback) | Lease terms vary | Custom | Stay after selling |
| 14 | Homeward (Trade-In) | 2-7%+commissions | 21 days+ | Unlock equity to buy |
| 15 | John Medina (Local) | ~30-50% discount | Flexible | CA sellers, personal |
| 16 | Cash Is King (Local) | ~30-50% discount | Flexible | OR/WA, personal service |
| 17 | URB Chicago (Local) | ~30-50% discount | Flexible | Chicago only, long-term |
| 18 | Flyhomes (Trade-In) | 2.5%+commissions | 21 days+ | Urban buyers/sellers |
| 19 | ExpressOffers (Network) | Agent+5% iBuyer | 14 days | Agent representation |
| 20 | Keller Offers (KW iBuyer) | Agent+5% iBuyer | 14 days | KW clients, local perks |
FAQs
🧐 What’s the #1 mistake sellers make with cash buyers?
Jumping at the first offer. Sellers often rush because a cash price seems final or fear the offer will disappear. The smart move is to create your own auction. Presenting multiple offers from different models—iBuyer, franchise investor, local specialist—forces each to show their real top dollar. Net comparison—not headline price—is your tool for power.
Here’s a cheat sheet to maximize your outcome:
| 🚦 Step | ⏰ How Long? | 💡 Why It Matters |
|---|---|---|
| Gather 3+ offers | 2-4 days | Reveals real value, not lowball |
| Request net sheets | 1 day | Exposes true take-home amount |
| Clarify fees & repairs | 1 day | Avoids last-minute surprises |
| Negotiate deadline | As needed | More time = more leverage |
🔍 Which cash buyers actually pay close to market value?
iBuyers like Opendoor and Offerpad get the closest—but only for homes in excellent shape. They operate with strict criteria, and any sign of needed repairs triggers significant deductions. Local, tech-savvy buyers sometimes beat iBuyers if the house is in a hot neighborhood and you create a bidding environment. Franchise investors focus on as-is, not top-dollar, so expect 20–40% below open market.
| 🏢 Company Type | 🎯 % of Market Value | 🏆 Best For |
|---|---|---|
| iBuyer (Opendoor) | 85–95% pre-repairs | Move-in ready, suburban homes |
| Franchise (HomeVestors) | 50–70% | Distressed, estate sales |
| Local Buyer | 70–95% | Unique homes, niche markets |
| Offer Network | 70–97% (avg. spread) | All sellers wanting options |
🚨 Are there red flags with cash offer contracts?
Absolutely. Watch for non-refundable earnest money, “option” clauses that lock you in, and open-ended repair credits with no itemization. Any buyer who won’t provide proof of funds or tries to skip title escrow should be avoided. If the contract demands a deposit from you, run the other way.
| ⚠️ Red Flag | 🛡️ Safer Alternative |
|---|---|
| No proof of funds | Bank/escrow letter on file |
| High-pressure tactics | Ask for a 48-hour review period |
| “Sight-unseen” firm offers | In-person or video walkthrough required |
| Vague deductions | Itemized, written repair credits |
🕒 Is it really possible to close in 7 days—and who delivers?
Only regional or franchise investors with established capital and in-house title teams routinely close in 7–10 days. iBuyers typically take at least two weeks due to digital underwriting and required inspections.
Some local buyers, especially those who also run a title company, can close in 3–5 days if you have a clear title. Flexibility increases when you’re not in a rush—use this for negotiation.
| 🕔 Buyer Type | 🚀 Fastest Real Close | 💬 Comments |
|---|---|---|
| Franchise (HomeVestors) | 7–10 days | Proven speed, national |
| Local/regional cash buyer | 3–10 days | Flexible, quick funds |
| iBuyer (Opendoor/Offerpad) | 14–21 days | Predictable, less flexible |
💸 What’s the hidden cost nobody talks about with cash buyers?
Repair deductions and service fees can easily shrink your net proceeds by 10–20%. Sellers focus on the offer price, but the actual check at closing can be thousands less due to “itemized” repairs, closing costs, or multiple layers of admin fees. Demand an up-front, itemized net sheet from every bidder. The real value isn’t just speed, it’s transparency and total dollars in your pocket.
| 💰 Cost Type | 🤔 Watch Out For |
|---|---|
| Service fees | 5–8% (iBuyers, trade-in services) |
| Repair credits | $5K–$40K, especially older homes |
| Closing costs | 1–3%, unless investor pays |
| Overlap expenses | Double-move, utilities, insurance |
🧩 Can you really “buy before you sell” with these companies—and is it safe?
Trade-in/bridge loan firms like Knock, Orchard, and Homeward let you buy first, but always add 2–7% to your sale. They handle complexity, but you must check their local agent quality, as some assign in-house reps rather than let you pick your own. Always compare a traditional bridge loan with a home equity line as well—sometimes your own bank is cheaper.
| 🏠 Company | 📈 Typical Fee | 👥 Agent Choice | 📝 Notes |
|---|---|---|---|
| Knock | 2.25% + 6% | Yes (your agent) | Popular in hot markets |
| Orchard | ~8% total | Orchard only | Best in TX, GA, CO |
| Homeward | 1.9–7% | Yes (your agent) | Discount for in-network use |
💼 How do I spot a truly great local cash buyer?
Look for 20+ public Google reviews, a real office address, A+ BBB rating, and willingness to provide references. Local players will often walk the property with you, explain their valuation, and show prior deals they’ve closed in the neighborhood. If they can’t answer, “What’s the fastest you’ve closed here?” with a real example, keep looking.
| 🌟 Must-Have Traits | 🏆 Why It Matters |
|---|---|
| Verified reviews | Real seller experiences |
| Local office | Accountability |
| References on demand | Transparency, trust |
| Detailed offer packet | No surprises at closing |
🤔 Should I consider a sale-leaseback or iBuyer rent-back?
If you want to unlock equity but stay put, programs like EasyKnock or some iBuyers’ rent-back options are a match—BUT you must fully understand lease terms and buy-back rights. EasyKnock gives flexibility but often at a higher monthly rent; iBuyers may limit your stay to 30–60 days post-close. Always compare with a reverse mortgage if you’re over 62.
| 🔄 Option | ⏳ Stay Duration | 💲 Typical Rent | 📝 Key Caveat |
|---|---|---|---|
| EasyKnock | Flexible | Above market | Read fine print |
| iBuyer rent-back | 30–60 days | Market rate | Limited extension |
| Local buyer leaseback | Negotiable | Custom | Most flexible option |
📊 Quick-Compare: Best Cash Buyer For Your Situation
| 👤 Seller Type | 💯 Best Company Types | 🔑 Why |
|---|---|---|
| Pristine home, want max $ | iBuyer, Offer Network | Higher starting price |
| Inherited/fixer, need speed | Franchise/local investor | No repairs, close fast |
| Simultaneous buy/sell | Trade-in firm, Homeward | Remove contingency stress |
| Stay after closing | EasyKnock, local leaseback | Flexible, equity access |
| Unusual property, land, mobile | Local buyer, FSBO | National buyers often won’t bid |
💬 “Why do some cash buyers ghost after making an offer?”
This behavior is usually a red flag for wholesalers, not end buyers. These middlemen get your house under contract, then try to resell the contract to another investor—without committing real money upfront. If they can’t find a buyer or realize they overestimated your home’s resale value, they vanish or back out using a clause like “subject to inspection.”
| 🚩 Ghosting Signals | 🔍 What to Look For Instead |
|---|---|
| Vague contract terms | Specifics: closing date, title company name |
| No proof of funds (POF) | POF on bank letterhead or escrow verification |
| “We’ll walk through later” | Legit buyers inspect before signing |
| Delay excuses post-agreement | Clear deadlines with earnest money deposit 💵 |
📑 “Is a verbal cash offer ever binding?”
No—verbal offers are not enforceable under real estate contract law. Until a written purchase agreement is signed by both parties and often delivered to a title or escrow company, you have zero legal protection. Even emails or text messages with numbers hold no weight unless they accompany a contract.
| 📋 Offer Type | ⚖️ Legally Binding? | 💡 Key Detail |
|---|---|---|
| Verbal (in-person or phone) | ❌ No | No paper trail, no enforcement power |
| Email summary only | ❌ No | Just talk unless attached to contract |
| Signed purchase agreement | ✅ Yes | Becomes official once signed by both parties |
| Signed & escrow opened | ✅✅ Solid | Highest protection with deposit in place |
💰 “Why do investors need inspection if it’s an ‘as-is’ cash sale?”
‘As-is’ doesn’t mean ‘sight unseen.’ It simply means you won’t be asked to make repairs. However, investors still need to evaluate risks—foundation cracks, water intrusion, roof age, or electrical issues all affect their exit strategy (flip vs. rental). The inspection helps them fine-tune their offer or, in some cases, decide if they’ll walk away.
| 🔧 Reason for Inspection | 🧠 Investor Concern |
|---|---|
| Roof or structural issues | Impacts cost-to-repair and ROI |
| Mold, water damage | Health hazard and higher rehab cost |
| HVAC, electrical, plumbing | Must meet code for resale/rent |
| Illegal additions or permits | Legal exposure risk 🚫 |
📉 “What’s the actual risk of accepting a lowball cash offer just to be done?”
It depends on your timeline—but here’s what you might be leaving behind:
If the home is livable and in a rising market, a 20–30% discount off market value can mean walking away from $50K+ in equity. However, if you’re facing foreclosure, probate delays, or heavy repairs, the real cost may be in holding or legal fees, not sale price.
| 📊 Factor | 💸 Lowball Cost Estimate | 🕒 If You Wait Instead |
|---|---|---|
| Cosmetic fixer (suburban) | $20K–$35K | List with agent, net higher after 45–60 days |
| Full rehab needed | $50K+ | May require $40K–$80K investment first |
| Code violations/legal | Varies | May lose insurance or face fines |
| Divorce or title dispute | Emotional + financial drain | Can take months if unresolved ⚖️ |
🧠 “Do cash buyers negotiate, or is it take-it-or-leave-it?”
Most experienced cash buyers fully expect negotiation—and the savvy ones respect it. If you have comps, contractor quotes, or multiple offers in hand, you can often raise the offer by 5–10% or negotiate better terms (like waived fees or a rent-back period). The key is to keep it professional and data-driven, not emotional.
| 🤝 What You Can Negotiate | 📌 Pro Tips |
|---|---|
| Purchase price | Present sold comps, stress timeline |
| Closing timeline | Need more time? Ask for leaseback or 30-day grace |
| Repair deductions | Get 2 quotes yourself to counter theirs |
| Title/escrow fees | Ask buyer to cover closing costs 💼 |
🔄 “Is it worth listing with a realtor first, then going to cash if it doesn’t sell?”
For many homeowners, yes—especially if your home is clean, livable, and not under pressure. Here’s why: even if your home doesn’t sell in 30–60 days, the listing brings visibility. Cash buyers watching the MLS will see it and may approach with higher offers than they’d make cold. A failed listing becomes leverage—not a loss.
| 🏘️ Condition of Property | 🧭 Strategy Path |
|---|---|
| Move-in ready | List → then negotiate cash if needed |
| Dated but clean | List with light staging or pre-inspect |
| Distressed or code issues | Skip to off-market investor offers |
| Probate or tenant-occupied | Seek hybrid listing + investor strategy |
🏆 “Who actually pays more—iBuyers or local investors?”
In clean, high-demand zip codes, iBuyers typically offer a higher gross number but subtract fees. Local investors start lower but often waive service fees and cover closing costs.
Your job is to compare net proceeds, not offer prices.
| 🏠 Buyer Type | 💰 Offer Range | 📉 Typical Fees | 📈 Net Outcome |
|---|---|---|---|
| iBuyer | 85–95% FMV | 5–10% fees, repairs | Higher for turnkey homes |
| Local Investor | 70–90% FMV | Usually 0 fees | Better for dated/distressed |
| Hybrid Platforms | 80–97% (varies) | Mixed fee structures | Best for bidding scenarios |
🛑 “Is there a way to avoid getting ‘shopped around’ by wholesalers?”
Yes—ask directly: ‘Are you the end buyer or wholesaler?’ Then follow with, ‘Will this contract be assigned or closed in your name?’ Insist on non-assignable language in the contract if you want to avoid being marketed to dozens of investors without your consent.
| 📄 Term in Contract | ✅ Preferred Language |
|---|---|
| Assignment clause | “This contract is not assignable.” |
| Buyer name: “John Smith or assigns” | Red flag—remove “or assigns” 🔄 |
| Earnest money $10–100 | Too low—ask for $1,000+ minimum |
| Blank inspection window | Cap at 5–7 days to limit stalling |
💡 How do capital-gains taxes work when I accept a cash offer, and can I minimize the hit?
Selling for cash doesn’t change tax law—capital gains still apply. The IRS grants a $250 K exclusion for single filers and $500 K for married couples on a primary residence if you lived there ≥ 2 of the past 5 years. Everything above that is taxable at 0 %, 15 %, or 20 % (plus potential 3.8 % NIIT) based on total income.
| 🧮 Scenario | 💲 Gain | 🏷️ Taxable? | 🛠️ Mitigation Move |
|---|---|---|---|
| Primary home, lived 3 yrs | $200 K | No (under cap) | n/a 🤗 |
| Primary, gain $600 K (MFJ) | $100 K | Yes (over $500 K) | Track improvements, raise basis 🧾 |
| Rental > 1 yr (long-term) | $80 K | All | 1031 exchange to defer ⏩ |
| Flip < 1 yr | $30 K | Ordinary rate | Hold 12 mos+ if possible 🗓️ |
Bold tactics:
- Add every capital improvement receipt to your cost basis.
- Close in January if the sale spikes you into a higher bracket this year.
- Explore a 1031 exchange or Opportunity-Zone fund for rentals/land.
👪 We’re five siblings inheriting a property—what’s the smartest cash-sale strategy?
Multiple heirs equals multiple opinions. A structured plan avoids conflict:
- Secure legal title through probate or small-estate affidavit.
- Appraise once to set expectations.
- Choose a neutral cash-offer network (Clever Offers, HomeLight) so every heir sees identical bids.
- Vote on threshold: agree in writing to accept the highest net above X $.
- Use one attorney-in-fact via power-of-attorney to sign on everyone’s behalf—reduces closings delays.
| 🤝 Step | ⏱️ Timeline | 🔑 Why It Prevents Fights |
|---|---|---|
| Unified appraisal | 1 week | Sets fair market baseline |
| Multi-offer bidding | 3–5 days | Transparent, documented bids |
| POA execution | 2–3 days | One signature, no scheduling chaos |
⚖️ My house has tax liens and a judgment—will cash buyers still close?
Yes, but only if the sale proceeds can satisfy or negotiate those liens.
| 🏛️ Lien Type | 💰 Buyer Action | ⏳ Impact on Close |
|---|---|---|
| Property tax lien | Deduct amount at closing, pay county | Adds 1–3 days |
| IRS lien | Require payoff letter or lien release | Adds 10–15 days |
| Civil judgment | Title company negotiates settlement | Varies, 7–30 days |
Bold move: ask the buyer’s title company for a preliminary HUD-1 showing payoff allocations so you know net proceeds before signing.
🏘️ How do I sell with tenants still in place—cash or traditional?
Cash investors routinely buy occupied rentals:
| 👥 Tenant Status | 📄 Legal Must-Do | 💵 Pricing Impact |
|---|---|---|
| Month-to-month | Provide 30-day notice or convey lease | Minor discount 👍 |
| Fixed lease, < 6 mos left | Convey lease, investor inherits rent | Small discount |
| Fixed lease, > 6 mos left | Higher discount; fewer buyers | 5–10 % lower offer 📉 |
| Non-paying tenants | Eviction risk priced in | 15 %+ lower |
Pro tip: deliver all rent rolls, deposits, and lease PDFs up front—serious buyers pay more when unknowns are removed.
⏰ Foreclosure clock ticking—how late can I sell to a cash buyer?
Most states allow a sale up to the day of auction if the buyer can wire funds and obtain a reinstatement quote.
| ⏱️ Stage | 🚀 Feasible Close | 🔥 Action Needed |
|---|---|---|
| 60 days pre-auction | Easy, 7–14 days | Normal cash sale process |
| 15 days pre-auction | Tight, < 10 days | Demand same-day title search |
| 72 hrs pre-auction | Only local buyer w/ escrow on standby | Obtain payoff, wire funds immediately |
| Post-auction redemption (if state allows) | Depends on statute | Must pay bid + fees before deadline |
Have the lender fax a reinstatement payoff the same day the contract is signed; every hour counts.
🔥 Fire-damaged or hoarder houses—does anyone pay decent cash?
Special-situation investors use higher risk margins but competition still helps. Collect bids from:
- Catastrophe-specialist franchises (e.g., We Buy Houses Disaster division)
- Local restoration companies with investment arms
- Online auction marketplaces like Sundae (if in service area)
| 🏚️ Damage Level | 💸 Typical Offer vs ARV | 🛠️ Why the Deep Discount |
|---|---|---|
| Cosmetic hoarder | 50–65 % | Trash-out + cleaning costs |
| Partial fire (one room) | 40–55 % | Smoke remediation |
| Major structural fire | 25–40 % | Rebuild framing/roof |
Savvy tactic: secure a prior insurance estimate; buyers pay more when they can see claim numbers.
🚌 Can I get cash quickly for a manufactured or mobile home?
Eligibility hinges on land ownership and HUD tags:
| 🔑 Factor | 💵 Investor Interest |
|---|---|
| Home + owned land | Strong, 70–85 % FMV |
| Home on leased pad | Limited; niche buyers 🤏 |
| Missing HUD data plate | Low until re-certified |
| Pre-1976 mobile | Very few buyers 🚫 |
Boost value by:
- Obtaining a 616-B HUD certification letter
- Providing clear title to both the land and the home
- Ensuring skirting and tie-downs meet local code
🏭 What if environmental issues pop up—underground tank, asbestos, meth lab history?
Only a subset of seasoned investors tackle environmental risk. Expect:
- Contingency clause allowing a Phase I assessment.
- Escrow holdback 2× the cleanup estimate.
- Price shave 20–40 % for severe hazards.
| ☣️ Issue Type | ⛑️ Cleanup Range | 📉 Typical Offer Drop |
|---|---|---|
| Asbestos siding | $8K–$15K | 10–15 % |
| Underground oil tank | $10K–$25K | 15–25 % |
| Meth remediation | $5K–$30K | 20–40 % |
Smart step: hire your own low-cost Phase I report before listing—transparency can attract more confident bids.
