Last updated: November 2, 2026
No single company is the best house buying company — only the best one for your situation. A seller who needs cash in seven days and one chasing the top offer on a well-kept home are shopping in different markets. This guide compares iBuyers, local “We Buy Houses” investors, and cash-offer marketplaces by what each charges, what each pays, and which situation each fits.
Key Takeaways
- Three buyer types dominate: iBuyers (Opendoor, Offerpad), local “We Buy Houses” investors (including HomeVestors franchises), and marketplaces (iBuyer.com, HomeLight Simple Sale, Orchard).
- Fees and offers are a stack, not one number — and every percentage below is a range that varies by market, not a universal fact.
- Rank by situation, not by brand. Fastest close: local investors (as fast as 7 days). Highest cash offer: marketplaces with competing bids. Most flexibility: Offerpad. Most guidance: Orchard or HomeLight.
- The premium buys speed, not price. After fees, the iBuyer discount looks much like a direct investor’s offer.
The Three Types of House Buying Companies
Every company here falls into one of three buckets. For the full mechanics — what happens between the offer and the closing table — read our companion explainer, “House Buying Companies: How They Work and Are They Legit?” The short version: iBuyers (Opendoor, Offerpad) are app-driven, offer in 24–48 hours, close in 14–60 days, and suit newer homes in strong markets. Local “We Buy Houses” investors buy as-is for cash — typically 50–70% of market value, closes as fast as 7 days. Marketplaces (iBuyer.com, HomeLight, Orchard) send your property to multiple vetted buyers at once, so competing bids push the offer higher.
Best for the Fastest Close: Local “We Buy Houses” Investors
When speed is the only metric — a looming foreclosure, a relocation next week, an inherited property you cannot maintain — local cash investors are the fastest route to a closed sale. Seven-day closes are real because there is no mortgage underwriting, no appraisal contingency, and no repair list.
The price of that speed is the steepest discount here. Direct “We Buy Houses” buyers charge no service fee, but their offers typically run 50–70% of fair market value, depending on condition and the local market. This is also the right bucket for distressed, as-is properties — foundation issues, fire damage, hoarder conditions, dead major systems — the homes iBuyers reject and marketplaces struggle to bid on.
Best for the Highest Cash Offer: Cash-Offer Marketplaces
If your goal is the biggest number on the offer letter, a marketplace beats a single buyer almost every time. One offer is take-it-or-leave-it; three to five competing offers is an auction, and the seller keeps the difference.
iBuyer.com, HomeLight Simple Sale, and Orchard send your property to vetted cash buyers who bid against each other. HomeLight’s Simple Sale is free for the seller, closes in 10–30 days, and lets you pivot to a traditional agent listing if the bids disappoint. Orchard adds a dedicated agent who works for you and manages that pivot when no cash offer clears your bar.
One caution: marketplaces sometimes advertise “90–92% of fair market value.” Those are pre-fee, multi-bid estimates from the marketplaces themselves — not guaranteed payouts. Compare the net number, not the headline — the standing rule for every comparison at Activemyhouse.
Best for Flexibility: Offerpad
Offerpad refuses to force one path. Take the cash offer — roughly 70–90% of fair market value, with a 5–6% service fee plus closing costs and repair deductions — or list on the open market with an Offerpad cash offer underneath as a backup. That backup removes the worst fear of listing: the house sitting unsold while the clock runs out.
Offerpad closes in 8–60 days (up to 90 in some markets) and includes a free local move in select locations. But the fee stack is heavier than it looks — service fee, closing costs, and repair deductions all come off the offer, so the net lands well below the headline percentage.
Best for a Straightforward iBuyer Sale: Opendoor
Opendoor is the largest iBuyer and the simplest to understand: an online offer in about 24–48 hours, a closing date you pick between 14 and 60 days, and a fee stack of a variable service fee (historically around 5%), roughly 1% in closing costs, and repair deductions typically running 1–3% of the home’s value. Offers generally fall in the 70–90% of fair market value range, varying by market and condition.
Opendoor’s edge is scale — more markets, more transactions, fewer surprises. But scale does not change the math: the company must resell at a profit after fees, repairs, and holding costs, so the offer bakes all of that in. It suits sellers with newer homes in strong markets who value a predictable process over the last dollar.
Best for Cash Now Plus Full Market Value: Homeward
Homeward plays a different game. Instead of buying at a discount, it gives you cash upfront — letting you buy your next home before selling the current one — while still listing your existing home for full market value. The fee depends on the sale price plus standard realtor commissions. For sellers facing the classic bind — sell first and move twice, or buy first and carry two mortgages — Homeward removes it without an investor’s discount.
The Honest Trade-Off: Speed Costs You
Every offer here runs below eventual resale value — that is the business model. Clever Real Estate data puts Offerpad’s offers approximately 13.9% below comparable open-market sales; with the service fee included, the effective discount lands near direct-buyer territory. The iBuyer premium buys speed, certainty, and freedom from showings and repairs — not a higher price.
That is a legitimate purchase for the right seller. What it does not do is beat the market: any company implying full market value in cash, in days, with no fees, is selling a contradiction.
House Buying Companies Compared
| Company | Buyer Type | Typical Offer (% of FMV) | Fee Stack | Close Timeline | Best For | Source |
|---|---|---|---|---|---|---|
| Opendoor | iBuyer | 70–90% | ~5% service fee + ~1% closing + 1–3% repair deductions | 14–60 days | Simple, predictable iBuyer sale | Company disclosures |
| Offerpad | iBuyer | 70–90% | 5–6% service fee + closing + repair deductions | 8–60 days (up to 90 select markets) | Flexibility: cash offer or listing with backup | Company disclosures |
| HomeVestors-type local investors | Direct investor | 50–70% | No seller service fee | As fast as 7 days | Distressed / as-is homes, fastest close | Industry comparison data (2026) |
| HomeLight Simple Sale | Marketplace | Varies by bids | Free to use | 10–30 days | Competing bids + agent-listing pivot | Company disclosures |
| Orchard Cash Offer Marketplace | Marketplace | Varies by bids | Varies | Varies | Most guidance: dedicated agent | Company disclosures |
| Homeward | Cash-enabler | Full market value (listed) | Fee by sale price + realtor commissions | Varies | Cash now, sell at full value | Company disclosures |
Frequently Asked Questions
Which house buying company pays the most?
It depends on your market, your home’s condition, and how many buyers compete. Marketplaces like HomeLight Simple Sale and Orchard tend to produce the highest cash offers because multiple vetted buyers bid against each other. Single-offer iBuyers and direct investors come in lower.
Are “We Buy Houses” companies legitimate?
The established ones are legitimate: buy below market, renovate or resell, keep the spread. The caution is about terms — 50–70% of market value is normal for this type, and any buyer pressuring you to sign without time to compare offers deserves a second look. For the timeline angle, our guide “Best Quick House Sale Companies for a Fast Sale” covers the fastest options in detail.
How much do iBuyers charge in fees?
Expect a stack. Opendoor: a variable service fee (historically around 5%) plus roughly 1% closing costs and repair deductions of about 1–3% of the home’s value. Offerpad: 5–6% service fee plus closing costs and repair deductions. Calculate what you keep after every deduction.
Should I use an iBuyer or list with an agent?
Need certainty and speed — a firm close date, no showings, no repair negotiations? An iBuyer or cash buyer delivers that at a discount. Want the highest price and can wait 30–60+ days? A traditional listing usually nets more even after commission. Marketplaces with an agent-listing pivot, like HomeLight and Orchard, let you try cash first without giving up the listing option.
Conclusion
The best house buying companies are not ranked — they are matched. Match a distressed property and a seven-day deadline to a local cash investor; match a well-kept home and the top cash number to a marketplace with competing bids; match uncertainty to Offerpad’s backup offer or Orchard’s dedicated agent. Run the net numbers after every fee and compare at least two offer types before signing. For more guidance on selling without the traditional listing, start with this guide to best house buying companies and run your own comparison.