The Best Companies That Buy Houses for Cash (2026)

Selling your home for cash used to mean one thing: accepting a lowball offer from a local investor and moving on. That's no longer the case. Today's cash offer market includes national iBuyer companies, franchise investor networks, buy-before-you-sell programs, and full-service marketplaces that let you compare multiple offers side by side. Each comes with different fee structures, timelines, and trade-offs. 

We've identified the top options operating nationally in 2026 and broken down what each one actually costs, how fast they close, and what each one is best for.

Types of cash offer companies: What's the difference?

Not all cash offer companies work the same way. Before comparing specific options, it helps to understand the four main categories:

iBuyers: iBuyers are large tech-driven companies that make algorithmic cash offers on homes, but typically reserved to well-maintained properties in established markets. They move fast (offers in 24–48 hours, closing in as little as 14 days), buy homes as-is with no showings required, and charge a service fee plus repair deductions on top. The trade-off for speed and simplicity is price. iBuyer offers typically come in below what you'd net on the open market. Opendoor and Offerpad are the two largest iBuyers currently operating in the U.S.

"We buy houses" investors: These are local and national franchise networks of real estate investors who buy homes for cash, often in any condition. Unlike iBuyers, there's no algorithm. Investors assess homes manually and make offers based on a walkthrough. There are no service fees, but offers typically run 50–70% of market value, making this category best suited for sellers who need to move extremely fast or whose homes wouldn't qualify for an iBuyer. We Buy Houses and HomeVestors are the largest national networks.

Buy-before-you-sell programs: These programs solve a different problem: how to buy a new home before your current one sells. Companies like Knock and Flyhomes provide bridge financing or cash-backed purchase power, letting you make a non-contingent offer on a new home while your old one is still on the market. You then list your old home on the open market and repay the program at closing. Fees typically run 2–2.5% on top of standard closing costs. Orchard's Move First program works similarly, using an equity advance rather than a bridge loan. For sellers who want to buy and sell simultaneously without the stress of timing contingencies, this category is worth exploring.

Cash offer marketplaces: Marketplace platforms source competing cash bids from multiple buyers (iBuyers, local investors, and hybrid programs) so you can compare them side by side. Orchard's Cash Offer Marketplace and HomeLight Simple Sale both operate this way. The key advantage is context: instead of evaluating one number in a vacuum, you see multiple offers at once, often with an agent helping you interpret them.

Quick comparison: Cash offer companies

Orchard

Best for: Sellers who want options

Orchard takes a fundamentally different approach than a traditional iBuyer. Rather than making a single take-it-or-leave-it offer, Orchard's Cash Offer Marketplace sources competing cash bids from Opendoor, Offerpad, Homeward, and hundreds of local investors — all in one place, with a dedicated agent guiding you through the comparison. If none of the cash offers meet your expectations, your Orchard agent can pivot to a market listing or FastTrack, Orchard's program that aims to deliver a full-market-value offer in under 10 days, without starting over.

The key differentiator is agent representation. Every other company on this list either has no agent working for you or assigns you someone working for the buying company. Orchard's agent works for you, helping you evaluate offers, negotiate, and choose the path that makes the most financial sense for your situation.

Opendoor

Best for: Fast, simple cash offers on market-ready homes

Opendoor’s process is almost entirely app-based: submit your address, take photos through the Opendoor Key App, and receive an offer within 24 hours. Close in as little as 14 days, with no showings required.

The trade-off is price. Opendoor charges a variable service fee (historically 5%), plus closing costs of approximately 1%, plus repair deductions that typically run 1–3% of the home's value. Independent analyses have found that Opendoor's purchase prices tend to come in below eventual resale value, meaning sellers pay a meaningful premium for the speed and convenience. Opendoor works best for sellers with newer, well-maintained homes in strong markets who prioritize certainty over maximizing their sale price.

Note: Orchard's Cash Offer Marketplace includes Opendoor as one of its sourced offers, meaning you can get an Opendoor offer through Orchard alongside competing bids, giving you more context before deciding.

Offerpad

Best for: Sellers who want a cash offer or open market listing with flexibility

Offerpad is the second-largest iBuyer in the U.S., and sellers often compare Offerpad to Opendoor. In 2025, Offerpad introduced a new "HomePro" model: rather than providing direct cash offers online, Offerpad now has sellers meet with a HomePro agent to discuss selling options and fees before any numbers are disclosed. 

Per Offerpad's own published fee table, the service fee is 5% of the purchase price, plus approximately 1% in closing costs. Repair costs are handled through a credit adjustment rather than out-of-pocket. Offerpad does offer some genuine perks: flexible closing dates from 8 to 60 days, free local moves within 50 miles, and a 3-day grace period after closing. As with Opendoor, Orchard's Cash Offer Marketplace can source Offerpad offers alongside others, so you don't need to go directly to Offerpad to see their number.

Homeward

Best for: Sellers who want cash upfront with open market upside

Homeward occupies a distinct space: it's less of a pure iBuyer and more of a cash-offer-plus-listing hybrid. Homeward pays sellers most of their home's value upfront as a cash offer, then lists the home on the open market through an agent of your choice. When the home sells, you receive the remaining proceeds after Homeward deducts its program fees, maintenance, and selling costs. 

Homeward charges a program fee that varies by transaction and is disclosed during the application process, on top of standard realtor commissions. The ability to choose your own agent is a meaningful differentiator from other iBuyers, and the structure gives sellers a cash floor with the potential for open market upside. Homeward is available in select markets and works best for sellers who need liquidity quickly but don't want to permanently sacrifice equity. It's also one of the offers Orchard can source through its Cash Offer Marketplace.

We Buy Houses

Best for: Sellers who need to sell fast in any condition

We Buy Houses is a national franchise network of local real estate investors, which is the largest and most established in the "we buy houses" category. It operates differently from the iBuyers above: there's no algorithm, no app assessment, and no service fee. Investors make offers based on a walkthrough, and offers typically run 50–70% of market value. Closing can happen in as little as seven days, and the company buys homes in virtually any condition, including homes with deferred maintenance, structural issues, or complicated title situations that iBuyers won't touch.

The trade-off is significant: you're giving up a substantial amount of equity in exchange for speed and certainty. We Buy Houses is best suited for sellers in genuine distress — facing foreclosure, dealing with an inherited property, or needing to close extremely fast — rather than sellers who simply want convenience. Quality and offer prices vary by local franchise, so vetting the specific investor making your offer matters.

HomeLight Simple Sale

Best for: Sellers who want to compare local investor offers without committing

HomeLight Simple Sale is a marketplace platform that connects sellers with local cash investors rather than making offers itself. Investors are vetted by the HomeLight team before joining the network, and there are no extra fees for using the service to find offers. Sellers submit their property information, receive cash offers within a week, and can close in as little as 10 days.

The main limitation is coverage. Not all sellers can be successfully matched with investors in their area. HomeLight Simple Sale works best as a starting point for sellers who want to understand what the cash offer market looks like in their area before committing to any path. Unlike Orchard, there's no dedicated agent working on your behalf through the process.

FAQs

Do cash offer companies pay market value? 

Generally no — with the exception of marketplace platforms like Orchard that also offer a path to listing. Direct iBuyers like Opendoor and Offerpad typically pay below market value to account for their costs, fees, and resale risk. "We buy houses" investors pay significantly below market value. The closer to market value you want, the more a market listing or hybrid approach makes sense.

Are cash offer companies legitimate? 

Yes — the companies on this list are established, nationally operating businesses. That said, quality varies. iBuyers like Opendoor and Offerpad are publicly accountable companies with transparent fee structures. "We buy houses" franchises vary more in quality by local operator, so vetting the specific investor making your offer matters.

Can I get a cash offer without going directly to an iBuyer? 

Yes. Orchard's Cash Offer Marketplace sources offers from Opendoor, Offerpad, Homeward, and hundreds of local investors in one place, with an Orchard agent helping you evaluate and compare them. You get the same access — plus competing bids for context — without having to approach each company individually.

What fees should I expect from a cash offer company? 

It depends on the company. Opendoor charges a variable service fee plus closing costs and repair deductions. Offerpad charges approximately 5% plus closing costs and repairs. Homeward charges a percentage of the sale plus standard realtor commissions. We Buy Houses charges no service fee but offers significantly below market value. Always review the full offer breakdown — including repair deductions — before accepting.

Is selling to a cash offer company better than listing with an agent? 

It depends on your situation. Cash offers trade price for speed and certainty. For sellers who need to move quickly, avoid repairs, or need certainty that the deal will close, the trade-off is often worth it. For sellers who can wait and want to maximize their proceeds, a market listing with an experienced agent typically delivers a better outcome. Orchard offers both paths — and the ability to compare them before deciding.

This guide reflects research and information available as of April 2026. Fees, markets, and company availability are subject to change. For the most current information on cash offer options in your market, connect with an Orchard agent.