Updated July 2026 · 11 min read
Roughly a third of US home sales now close without a mortgage, and an entire industry has grown up around sellers who need certainty instead of showings. But "cash buyer" covers three very different business models, and the difference between them is often tens of thousands of dollars in net proceeds. This guide compares the largest players on the four variables that actually decide your outcome: offer level, fees, closing speed, and eligibility.
The three types of cash home buyers
iBuyers (Opendoor, Offerpad) use automated valuation models to buy near market value, then resell with light cosmetic work. They pay the most, but charge a 5–6% service fee, deduct repair credits after inspection, and only accept homes that fit narrow age, value, and condition criteria.
Franchise investor networks (HomeVestors, We Buy Houses) license a brand to local operators. They buy genuinely distressed property that no lender would finance, and price it accordingly — often 55–70% of after-repair value.
Independent investors and wholesale networks (including Obos Global Properties) sit between the two. Offers are negotiated per deal against real comps and a real rehab scope, which means they can be defended line by line — and beaten by a competing offer if you have one.
2026 comparison table
Figures below reflect publicly stated terms and commonly reported seller outcomes. Every offer is property-specific — treat these as ranges, not quotes.
| Company | Model | Typical offer | Fees | Speed | Transparent pricing |
|---|---|---|---|---|---|
| Obos Global Properties | Investor / wholesale network | ~70–85% of ARV, deal-specific | No fees, no commissions, no closing costs | Offer in 24 hours, close in 7–21 days | |
| Opendoor | iBuyer | Near market value, minus repair deductions | ~5% service fee plus repair credits | Offer in 24–48 hours, close in 14–60 days | |
| Offerpad | iBuyer | Near market value, minus repair deductions | ~6% service fee plus repair credits | Offer in 24 hours, close in as little as 8 days | |
| HomeVestors (We Buy Ugly Houses) | Franchise investor network | ~55–70% of ARV | No fees, offer already discounted | Offer after in-person visit, close in 3–4 weeks | |
| We Buy Houses | Licensed local investor network | ~50–70% of ARV | No fees | Offer in 24–48 hours, close in 1–4 weeks | |
| MarketPro Homebuyers | Regional investor | ~70–80% of ARV | No fees | Offer in 24–48 hours, close in 7–21 days |
Company-by-company breakdown
Obos Global Properties
- Coverage
- Multi-state, off-market focused
- Property condition accepted
- Any condition, including distressed and inherited
- Closing timeline
- Offer in 24 hours, close in 7–21 days
- Best for
- Sellers who want a transparent, negotiable cash offer and a flexible closing date
Opendoor
- Coverage
- ~50 metro markets
- Property condition accepted
- Move-in-ready homes in a narrow value band
- Closing timeline
- Offer in 24–48 hours, close in 14–60 days
- Best for
- Owners of newer, well-maintained suburban homes
Offerpad
- Coverage
- ~25 metro markets
- Property condition accepted
- Standard condition homes; strict eligibility rules
- Closing timeline
- Offer in 24 hours, close in as little as 8 days
- Best for
- Sellers who value a firm date and free local move perks
HomeVestors (We Buy Ugly Houses)
- Coverage
- 1,100+ franchises nationwide
- Property condition accepted
- Heavily distressed properties
- Closing timeline
- Offer after in-person visit, close in 3–4 weeks
- Best for
- Severely damaged homes no retail buyer will finance
We Buy Houses
- Coverage
- Most US markets via local licensees
- Property condition accepted
- Any condition
- Closing timeline
- Offer in 24–48 hours, close in 1–4 weeks
- Best for
- Sellers wanting a local operator, if the licensee is vetted
MarketPro Homebuyers
- Coverage
- Mid-Atlantic only
- Property condition accepted
- Any condition
- Closing timeline
- Offer in 24–48 hours, close in 7–21 days
- Best for
- MD, VA, DC and PA sellers
How to compare offers without getting burned
- Compare net proceeds, not headline price. Subtract service fees, repair credits, and any closing costs you are asked to cover.
- Ask for the ARV and rehab math. A buyer who can show comps and a repair scope is pricing a real deal, not fishing.
- Check for an assignment clause. If the contract is assignable, your buyer may be reselling it — fine if disclosed, a problem if it delays your close.
- Require proof of funds and meaningful earnest money. A $500 deposit on a $250,000 house buys the seller nothing.
- Get the closing date in writing. Speed is the entire product; a vague timeline is a red flag.
Where Obos Global Properties fits
We are an investor buyer, not an iBuyer — so we buy any condition, in any situation, with no fees or commissions. What we try to do differently is show our work: every offer comes with the comps and the repair scope behind it, a 24-hour turnaround, and a closing date you choose between 7 and 21 days. If a competing offer nets you more, we will tell you to take it. You can request a free cash offer or browse our current off-market investment properties if you are on the buying side.
Frequently asked questions
What is the best company that buys houses for cash?
There is no single best cash buyer for every seller. iBuyers such as Opendoor and Offerpad pay closest to market value but only accept homes in good condition and charge 5–6% in service fees. Investor networks such as HomeVestors and Obos Global Properties buy any condition with no fees, but offers are discounted against after-repair value. The best choice depends on your home's condition, your timeline, and how much certainty you need.
How much do cash home buyers actually pay?
Most investor buyers price between 55% and 85% of after-repair value (ARV) minus estimated repairs and holding costs. iBuyers pay closer to market value but deduct a service fee and repair credits, which often lands the net proceeds in a similar range.
Are cash home buying companies legitimate?
The established national brands are legitimate businesses, but the category also attracts unvetted wholesalers. Verify proof of funds, read the assignment clause in the contract, confirm the earnest money amount, and never pay an upfront fee to receive an offer.
How fast can I actually close with a cash buyer?
With no lender involved, closings commonly run 7 to 21 days. The limiting factor is usually title work and any liens, probate, or tax issues on the property rather than the buyer's funding.
Should I get more than one cash offer?
Yes. Offers on the same property routinely vary by tens of thousands of dollars. Request at least three written offers, compare net proceeds after all fees and credits, and confirm each buyer's closing timeline in writing.