Over 30.7% of all homes were bought with cash in Q2 of 2024, up slightly from 30.4% a year ago. This shows that cash is still king in the Gem State.
Cash buyers offer a fast, as-is sale, often closing within 7 days. But which cash buyers will get you 100% of your home’s Fair Market Value? See our rankings below to find out and keep thousands in your pocket!
Reviews: 7 Top Cash Home Buyers in Idaho
1. Houzeo.com: Idaho’s #1 Cash Home Buyer Marketplace
Max Exposure to Cash Buyers
Listing Fee: $3994.9/5
Houzeo is the best option if you’re looking for multiple cash offers. Your MLS listing will be exposed to local and national cash buyers, increasing the number of offers you receive.
- Fee: Houzeo does not charge any undisclosed closing fee.
- $399 + $350 at Close: 6-month MLS listing, 24 photos
- $399+0.5% at Close: Maximum photos, premium yard sign
- $429+0.5% at Close: Pricing assistance, contract review, seller disclosures, licensed broker assistance
- $449+1% at Close: Virtual full-service with licensed broker, offer negotiations
- Typical Offer: Up to 100% of your property’s Fair Market Value.
- Eligible Properties: On Houzeo Marketplace, you can sell your house as is.
- Closing Offer Terms: You can specify your preferred closing date and the closing offer terms.
👉 Our Take: For sellers looking to maximize their cash offers, we recommend Houzeo’s Gold plan. You can access Houzeo’s advanced features to negotiate the best terms for your cash offer.
» Houzeo Reviews: Find out why Houzeo is one of America’s best cash buyer marketplaces.
Houzeo is America’s #1 cash buyer marketplace because of 5 reasons:
- Max Exposure: Houzeo’s packages give you access to the MLS and 100s of websites like Zillow, Realtor.com, Redfin, etc.
- 5-Star Customer Service: Houzeo’s customer service desk is available 6 days a week. Chats and emails are open 7 days a week.
- 100% Online: Houzeo is high-tech. For you, this means easy listing, fast changes, online showings, and online offers.
- No Listing Commission: You’ll pay just a small flat fee to list on MLS. You get to bypass the 3% listing agent commission! All fees are disclosed upfront, so there are no Houzeo hidden fees.
- Home Value Estimator: Houzeo’s home value estimator can get you a quick and free estimate of your property’s market value in 30 seconds.
There are no dealbreakers with Houzeo.
» Houzeo Pros and Cons: Read the advantages and disadvantages of choosing Houzeo to sell your home for cash.
Houzeo is rated 4.9 out of 5 stars by thousands of home sellers on Google & Trustpilot.
With Houzeo, your home gets maximum exposure to Idaho’s best cash home-buying companies and individual investors. You could get multiple competitive offers for your home, driving up its final sale price.
2. Boise House Buyers
LOCAL CASH BUYER
Service Fee: None5/5
Boise House Buyers is a Boise, ID based local property investor. They buy houses in as-is condition for cash in and around cities across Idaho state.
- Service Fee: None
- Typical Offer: 50% to 70% of Fair Market Value (FMV)
- Eligible Properties: Boise House Buyers offer cash on houses in any condition or situation, including distressed properties, avoiding foreclosure, divorce, and burdensome property with bad tenants.
- Closing Offer Terms: Boise House Buyers help close in less than a week.
👉 Our Take: Boise House Buyers offers fast closing and you can sell your homes as-is. They offer excellent communication with weekly updates.
- Instant Offer: You can get a cash offer within 24 to 48 hours, reflecting the speed of their operations.
- No Obligations: After the initial contact, the company will make an offer without keeping any obligations on your part.
- Quick Closing: Boise House Buyers closes in as little as one week.
- No Additional Costs: There are no undisclosed fees or hidden costs.
- Sell As-Is: Boise House Buyers buys houses in any condition, you do not have to worry about home staging costs or repair costs. No effort is required on your part to fix the property.
- Not Many Reviews: Boise House Buyers has only 3 reviews on Google Reviews and none on any other trusted platform.
- Limited Coverage: The company operates only in areas in Idaho.
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Boise House Buyers has 5 out of 5 stars from 3 reviews on Google Reviews.
» Boise House Buyers Reviews: Read our in-depth review of the company to see if it suits you.
Boise House Buyers is a Boise, ID-based local cash buyer in business since 2017. They buy distressed properties as-is. There are no fees and commissions involved in their process, and they often pay for the closing costs too.
They respect the importance of a timely sale, and work diligently for it. However, they have little to no credible reviews on any trusted platform.
3. KHD Real Estate, LLC
LIMITED COVERAGE
Service Fee: None5/5
KHD Real Estate specializes in buying distressed properties in Idaho. They are a local, family-run business, having a reputation for helping homeowners get rid of their properties ASAP.
- Service Fee: None
- Typical Offer: 50% to 70% of Fair Market Value (FMV)
- Eligible Properties: Properties under foreclosure, with bad tenants, unwanted inherited property, distressed homes, delayed mortgage payments, and more!
- Closing Offer Terms: They offer a flexible closing date, up to 30 days out.
👉 Our Take: KHD Real Estate LLC is a cash home buying company for home sellers looking to close quickly. However, don’t expect a lot of cash for your house. An MLS listing increases your chance of getting better and more offers.
- Quick Cash Offer: You will get an initial offer within 24 hours of submitting your details.
- No-Obligation Offer: You will get a fair no-obligation offer and the deal will close at a local title company.
- Cash Advance: On request you can get a cash advance in as less as 7 days.
- Sell As-Is: You do not need to prep your home for listing or worry about making repairs.
- Unreliable Offers: KHD Real Estate LLC decides cash offers based on local market sales & housing trends. This could change drastically during your negotiation.
- Not Many Reviews: KHD Real Estate LLC has only a few reviews on trusted platforms.
KHD Real Estate LLC, has 5 out of 5 stars from 11 reviews on Google Reviews.
» KHD Real Estate LLC Reviews: Know why it is not the best way to sell with KHD Real Estate LLC in 2024.
KHD Real Estate LLC is an Idaho-based cash home buyer company that was incorporated in 2018. They operate in select markets of Idaho, including Ada and Canyon County, and deliver fast transactions.
However, their tech and website are not at par with industry standards. Also, they do not have many credible reviews on any platform apart from Google.
4. We Buy Ugly Houses
NATIONWIDE COVERAGE
Service Fee: None2.6/5
We Buy Ugly Houses is a well-known cash home-buying company that helps homeowners sell their houses fast. It offers a fast, hassle-free sale without the need for repairs or renovations.
- Sell at $0 Commission: You can sell your home with a few photos and a basic property description without paying any agent commission.
- No Closing Costs: You don’t have to pay any closing costs as the company pays them.
- Typical Offer: 50% to 70% of your property’s fair market value.
👉 Our Take: We recommend We Buy Ugly Houses for a quick and hassle-free sale. You can negotiate the price for your home and close the deal without closing fees.
- Sell Your Home As Is: You can save thousands in repair costs by selling your distressed home as is.
- Cash Offer in Any Condition: You can get a cash offer, no matter what shape your home is in.
- Quick Closing Timeline: Once you accept the offer, you can sell your house within 2 weeks.
- Low Ball Offers: Cash offers are typically 50% to 70% of your home’s fair market value, depending on its condition and location of the house.
- Limited Negotiation: You might have less room to negotiate the final offer.
- Not Ideal for High-Value Homes: This option may not be best for homes in high-demand areas where you could get more by listing on the MLS.
We Buy Ugly Houses is rated 2.6 out of 5 stars on Yelp
» We Buy Ugly Houses Reviews: Read this in-depth review to learn more about them.
We Buy Ugly Houses operates as a franchise under its parent company, HomeVestors. Each franchisee is independently owned and operated. This leads to variations in service quality and customer experience across different locations nationwide.
Further, if your home requires extensive repairs, you may just 30% to 50% of your home’s fair market value.
5. ASAP Cash Home Buyers
NATIONWIDE COVERAGE
Service Fee: None4.8/5
ASAP Cash Home Buyers, founded in 2013, offers quick and hassle-free home sales. It specializes in assisting homeowners who need to sell their property fast for cash.
- Service Fee: None
- Typical Offer: 50% to 70% of the Fair Market Value (FMV)
- Eligible Properties: The company buys properties that have structural issues, have bad mortgage financing, and are located in high-crime areas. They also offer cash for inherited houses and empty lots.
- Closing Offer Terms: You close the deal in 3 weeks after accepting the offer. You also have the option to choose a closing date that suits your needs.
👉 Our Take: ASAP Cash Home Buyers’ is a good choice if you want to save on repair costs. However, you have to settle for a price that’s almost half of the home’s fair market value.
» Pros and Cons of Asap Cash Home Buyers: Must read before you make a decision.
- Nationwide Coverage: The cash home buyer offers its services in all the 50 states of the U.S.
- Flexible Closing Date: You can choose a closing date that works best for you.
- No Hidden Costs: ASAP Cash Home Buyers clearly outline all their fees upfront.
- Purchase of Distressed Home: You can sell your home as-is to the cash buyer. This would save you time and help close the deal faster.
- Varying Level of Service: ASAP Cash Home Buyers partners with independent investors nationwide. Therefore, there’s no guarantee that you will work with knowledgeable and responsive agents.
- Only Purchase Homes: ASAP Cash Home Buyers does not buy property interests like timeshares, hotels, or rental communities. Thus, if you want to sell other properties you need to consider other options.
- Limited Negotiation: Since they have a streamlined process, it can result in fixed terms and conditions. This means you have less opportunity to negotiate on the offered price.
ASAP Cash Home Buyers have a rating of 4.8 out of 5-stars with 40+ reviews on Google.
» ASAP Cash Home Buyer Review: Read our in-depth analysis.
ASAP Cash Home Buyers, based in Fort Lauderdale, FL is a dedicated team of real estate professionals. They specialize in fast transactions, and provide a seamless home-selling process without any closing fees.
However, ASAP Cash Home Buyers will only give 50% to 70% of your home’s fair market value, if it requires extensive repairs.
6. We Buy Houses
QUICK AND EASY SALES
Service Fee: None1/5
We Buy Houses is a network of pre-vetted real estate investors. Each investor is thoroughly screened before being authorized to operate independently.
- Service Fee: None
- Typical Offer: 50% to 70% of the property’s fair market value.
- Eligible Properties: Distressed properties with structural issues, homeowners facing relocation, flawed mortgage financing, inherited homes, or homes in high-crime neighborhoods.
- Closing Offer Terms: We Buy Houses provides a flexible closing date, typically 7 to 14 days. The offer terms are not flexible.
👉 Our Take: We Buy Houses is an ideal option to sell your home quickly without the hassle of repairs. However, be prepared to settle for a lowball offer.
- Fast Cash Offers: You will typically receive the initial cash offer within 2 days.
- Zero Service Fees: We Buy Houses doesn’t charge any service fee in exchange for the convenience of selling your home for cash.
- Fast Closing: We Buy Houses can complete the entire home sale process in just 7 days after you accept their offer.
- Zero Repair Costs: When selling to We Buy Houses, you don’t need to prep the house or worry about repairs.
- Service Quality Varies: We Buy Houses operates on a franchise model. It means service quality can vary depending on the location.
- Limited Scope for Negotiation: We Buy Houses extends “take-it-or-leave-it” offers. You can try to negotiate, but usually, they won’t budge.
- Unsolicited Calls: Some reviews mention receiving unsolicited calls and texts from the company.
» We Buy Houses vs. Houzeo: Learn why Houzeo is better than “We Buy Houses”.
We Buy Houses has 1 star out of 5 on Better Business Bureau from only 4 customer reviews.
» We Buy Houses Reviews: Read this comprehensive review to learn more about the company.
We Buy Houses is a real estate investment company specializing in buying distressed properties at a discount across the country. You can sell your home without spending a dollar on repairs. However, you will be forced to settle for an offer that’s 50% to 70% of your home’s value.
This cash buyer operates on a franchise model. So, the quality of service you receive may differ based on your location.
7. House Cashin
CASH HOME BUYER
Service Fees: None4.7/5
House Cashin is an online platform that connects home sellers to credible real estate investors and other parties. You can receive multiple cash offers on your property within 24 hours.
- Service Fee: None
- Typical Offer: 50% to 70% of Fair Market Value (FMV)
- Eligible Properties: House Cashin accepts all types of distressed properties, including damaged houses, inherited properties, homes facing foreclosures, etc.
- Closing Offer Terms: Once you accept an offer from an investor, they close within 7 days.
👉 Our Take: House Cashin is a company that connects homeowners with potential buyers. Since there are multiple offers, you can pick one at your convenience.
- Competitive Cash Offers: House Cashin can provide up to 5 no-obligation all-cash offers on your property within 24 hours.
- Nationwide Coverage: House Cashin offers its services in all 50 states and Washington D.C.
- Zero Service Charges: No commissions or closing costs.
- Selling As Is: You can save on repair costs and sell your house as is.
- Inconsistent Quality of Service: The offers made on your property via House Cashin are by local real estate investors. The service quality will differ based on the independent investor you are dealing with.
- Non-Negotiable Cash Offers: Although you receive multiple offers, no investor may offer more than 70% of your property’s fair market value. Even if your property isn’t distressed, they will rarely budge on the offer price.
House Cashin has 4.7 out of 5 stars on Google.
» House Cashin vs. Houzeo: Read further to know why Houzeo is better than House Cashin.
House Cashin is an online platform that connects home sellers with real estate investors interested in buying property. They offer their services across all states. With a single request, you can receive up to 5 cash offers from reputable real estate investors in 24 hours.
Once you choose from the proposed offers, the investor will close on your property within 3 to 30 days.
Are Companies That Buy Houses for Cash in Idaho Legit?
Yes, companies that buy houses for cash are legitimate and operate legally nationwide. They purchase distressed properties at a discount, renovate them, and then sell them for profit.
3 Types of Companies That Buy Homes in Idaho
- We Buy Houses for Cash Companies: They typically extend offers for distressed homes and pay 30% to 70% of the properties’ FMV. These companies include popular names like HomeVestors and ASAP Cash Home Buyers.
- iBuyers: They offer instant cash offers that are 70% to 80% of the FMV. Additionally, Opendoor and Offerpad have strict eligibility requirements, limiting the types of homes they purchase.
- Home Trade-In Services: These cash home buyers give you an advance on your cash offer before you move out, ensuring a smooth and hassle-free transition. Companies like Knock or Orchard provide this service.
4 Steps to Sell Your Home for Cash in Idaho
If you’re wondering how to sell your home for cash in Idaho, here’s what you need to do:
- Find a Cash Home Buyer: Research all companies buying houses for cash in your area. Choose one based on client testimonies and positive online reviews.
- Request an Offer: Once you’ve selected a cash buyer, request an offer on their website. You must provide information such as property type, number of bedrooms and bathrooms, asking price, etc. You will also have to give the reason for the home sale.
- Schedule a Home Visit: A representative from the company will come to inspect your house. They will then give you their final cash offer.
- Close the Deal: If you’re happy with the offer, finalize the deal. Remember to get all the paperwork for selling a house without a Realtor verified by a real estate attorney.
How Much Do “We Buy Houses for Cash in Idaho” Companies Pay?
Cash buyers in Idaho usually offer between 30% to 70% of a home’s After-Repair Value. The offer also depends on factors like the company you’re selling to, their service fees, etc. The After-Repair Value is calculated as follows:
After-Repair Value (ARV) = Property Purchase Price (PPP) + Cost of Repairs (COR)
Imagine if you’re selling your $482,800 home in Idaho. With a traditional cash home buyer, you could get just $337,960. But, with a cash buyer marketplace like Houzeo, you only pay $749 and get up to $482,051!
| Service Provider | Service Fee | Potential Offer (of the ARV) | Actual Offer Amount |
| Cash Buyer | None | 70% | $337,960 |
| iBuyer | 5% | 80% | $386,240 |
| Houzeo | $749* | Up to 100% | $482,051 |
📢 NAR Settlement Saves Sellers Thousands in Commission
The NAR Settlement went into effect on August 17, 2024. Buyer agent commissions can no longer be offered on the MLS. This means sellers will save thousands! But it also means there’s a lot more compliance and litigation risks.
Here’s what this means for you:
- Sellers Can Save Thousands in Commissions: You will likely pay much less than the traditional 3% buyer agent commission. That’s because buyer agent commissions will be negotiated twice: Once when buyers engage buyer agents, and again when sellers review offer contracts.
- Seller Priority #1 Will Be Paperwork (to Mitigate Compliance & Litigation Risks): Buyer agents mitigate all types of risks. From seller disclosures, offer contracts, contingencies, inspections, repair requests, appraisal, and closing – Buyer agents keep the paperwork tight. Their state licensing authorities, Realtor associations, and MLS’ audit paperwork compliance. Without buyer agents, sellers will have to learn and adapt. Or risk expensive litigation.
- Negotiations Can Now Feel Like Haggling: Buyer agent commissions will now be part of offer contracts and buyer agency agreements. Buyers may ask sellers to include commissions in the form of seller concessions. That means home buyers and sellers alike will be negotiating commissions. Sellers will need expert licensed brokers to help them with these negotiations.
- Buyer Agent Commissions Can Be Offered Offline: Buyer agent fees can still be offered outside of the MLS. They just cannot be advertised on the MLS.
Pros and Cons of Companies That Buy Houses for Cash in Idaho
✅ Pros
- Fast Cash Sale: Typically, sellers must list on MLS in Idaho and wait for potential buyers. “We Buy Houses for Cash” companies offer a cash deal within 24-48 hours.
- Flexible Closing: Cash buyers in Idaho close quickly and on your timeline. So you can sell your home anywhere between 7 days to 30 days as per your convenience.
- Zero Service Fees: Idaho’s cash house buyers don’t charge any service fee. Their net profit is enough to sustain their fix-and-flip model.
❌ Cons
- Lowball Cash Offers: Cash companies that buy homes in Idaho typically pay 30% to 70% of market value, deducting repair and resale costs.
- Non-Negotiable Deals: When dealing with cash home buyers, the offer is usually take-it-or-leave-it.
- Possible Closing Costs: Some buyers may require you to pay seller closing costs, so always review terms carefully.
Alternatives to Companies That Buy Houses for Cash in Idaho
- List Your Home With a Flat Fee MLS Service: You can get up to 100% of your home’s market value with a Idaho Flat Fee MLS listing. Your home is visible to multiple cash buyers and investors, increasing your offers.
- Hire a Traditional Full-Service Realtor: When you opt for a full-service Idaho Realtor, you will have to shell out a 5% to 6% commission. That’s $24,690 on a $482,800 home gone!
- List With a Discount Real Estate Broker: They are real estate professionals who offer the same services as traditional agents but for a lower fee. Discount real estate brokers in Idaho charge between 0.5% to 2% as fees.
- Sell “For Sale By Owner”: In a FSBO sale, you’ll have to opt for “DIY” marketing strategies like using FSBO signs and word of mouth. But your listing won’t be on Zillow, Trulia, and Realtor.com. Meanwhile, paid For Sale By Owner sites in Idaho will help you list on the MLS and increase exposure.
Should You Sell to Companies Buying Houses in Idaho?
Yes, but only if you want to sacrifice thousands of dollars. By accepting an offer from a single cash buyer, you may receive only 30% to 70% of your home’s value, sacrificing equity for a quick sale.
If you want the best of both worlds, a cash buyer marketplace is your best bet. Within 24 hours, your home will be visible to multiple local and national cash buyers, boosting your chances of competitive offers.
Frequently Asked Questions
What is the best company that buys houses for cash in Idaho?
Houzeo is the best cash marketplace for selling homes for cash in Idaho. Companies like Opendoor and HomeVestors have extended offers on homes listed on Houzeo.
How can you sell to companies that buy houses for cash?
To sell to companies that buy houses for cash, research local cash buyers in Idaho or use a cash buyer marketplace. Submit your home’s details, get an offer within 24-48 hours, and if you accept, close the deal in as little as a week.
How fast can I sell my Idaho house?
You can sell your house in 7 to 30 days when selling to cash buyers in Idaho.
» How to Sell a House Fast in Idaho: Learn how you can get your home sold in no time in the Gem State.
What to look for when choosing cash home buyers?
Look for legitimate cash home buyers that have a great reputation in the industry. They should have positive customer reviews on platforms like Google that highlight their transparent processes and fair offers.
