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 Forest City.
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 Cleveland
1. Houzeo.com: Cleveland’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 Cleveland’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. Offerpad
QUICK CLOSING
Service Fee: 5%2.7/5
Offerpad is an iBuyer that makes cash offers on homes that meet their eligibility criteria. This cash offer is based on their patented evaluation tool’s calculations.
- Typical Offer: It is 70% to 80% of the market value of your property.
- Service Fee: 5% of the home sale price and 1% as closing costs.
- Eligibility: Offerpad offers cash for houses built after 1960, with a maximum lot size of 1 acre, and a max valuation of up to 1M. Homes with foundational issues are not eligible.
- Closing Offer Terms: They make an initial offer within 24 hours of submitting your details. However, the final offer may change after they conduct a home inspection.
👉 Our Take: When you sell to Offerpad, you can close in as early as 2 weeks. So, if you want to sell fast and are open to leaving cash on the table Offerpad is a good option.
- Lightning Fast Closing: With Offerpad’s cash-for-house offer, you can close your property in a fortnight.
- Save on Minor Repair Costs: When you sell your house for cash, you don’t incur upfront costs to fix, prepare or stage your house.
- Extended Checkout: You can extend your stay in your home even after the closing date.
- Broad Coverage: Offerpad buys houses for cash in 27 markets across the country.
- Lowball Cash Offer: Offerpad extends two offers- an initial one and a final one. The difference between the two can be quite high. One home seller was offered $189,000 initially but received a lowball offer of $149,000 post Offerpad’s home inspection.
- High Service Fees: Offerpad charges a steep 5% service fee for their cash offer. This fee covers title insurance, escrow fees, HOA transfer fees, taxes, etc.
- Offerpad Cancelation Fee – 1%: If you’re 4 days from closing and decline Offerpad’s cash offer, they’ll charge 1% of the home sale price as a cancelation fee.
Offerpad has a 2.7 out of 5-star rating on TrustPilot.
» Offerpad Reviews: See what customers have to say about Offerpad.
Offerpad extends cash offers that are up to 80% of your home’s fair market value within 24 to 48 hours. They use advanced algorithms that compare local property prices to calculate offers.
The biggest downside to selling to Offerpad is their strict eligibility criteria. They can withdraw from the sale if your home doesn’t meet their requirements at any point during the transaction.
3. Ohio Cash Buyers
MOST EXPERIENCED
Service Fee: None4.8/5
Ohio Cash Buyers is a real estate company that buys houses for cash based out of Springboro, Ohio. They provide real estate solutions to help homeowners get out of all kinds of sticky situations.
- Service Fee: None
- Typical Offer: 50% to 70% of Fair Market Value (FMV)
- Eligible Properties: Ohio Cash Buyers offers cash for houses only in neighborhoods and properties that pass their eligibility criteria.
- Closing Offer Terms: Ohio Cash Buyers provide a flexible closing date, up to 30 days out. Their offer terms are inflexible and they can change significantly after the home inspection.
👉 Our Take: Ohio Cash Buyers could be a good option if you want a fast sale. To maximize your cash property sale, you should consider listing on the MLS.
» What Is Ohio Cash Buyers: Read this to know more about the company.
- No Obligation Offer: You will get a free, no-obligation offer even if your property is damaged.
- No Closing Costs: Ohio Cash Buyers will cover the closing costs.
- Sell As-Is: You need not stage your home for a showing or worry about repairs and sell as-is.
- Fast Cash Offer: They offer cash for houses in Ohio within 24-48 business hours.
In our research, we found some drawbacks of Ohio Cash Buyers:
- Limited Coverage: Ohio Cash Buyers only covers Cincinnati, Dayton, Columbus, and other surrounding areas in Ohio.
- Poor Customer Reviews: Multiple customers have complained about their lack of communication. This even leads to the deal falling through.
- Lowball Cash Offers: They will offer way below the fair market value. Previous clients have stated instances where they reduced the preliminary offer drastically without explanation.
Ohio Cash Buyers has 4.8 out of 5 stars from 97 reviews on Google Reviews.
» Ohio Cash Buyers Reviews: Read our in-depth review on Ohio Cash Buyers.
Ohio Cash Buyers is a local real estate investment firm with over 17 years of experience. They operate in the main cities of Columbus, Cleveland, and Dayton with limited coverage in other cities.
Previous customers have complained about the lowball cash offers. Some have also mentioned that if not interested they will double as an agent and claim to assist with the sale.
4. Opendoor
BIGGEST IBUYER
Service Fee: 5%4.4/5
Opendoor is the country’s biggest iBuyer. They offer cash for your home within 24 to 48 hours of submitting your details on their website. Opendoor is also flexible with closing timelines and move-out dates.
- Service Fee: 5% of the home sale price.
- Typical Offer: 70% to 80% of your property’s fair market value.
- Eligible Properties: Opendoor will make cash offers only on owner-occupied properties built post-1930 with a maximum lot size of 1.5 to 2 acres. Prefabricated homes, inherited properties, or homes with tenants do not qualify for Opendoor’s cash offer.
- Closing Offer Terms: Opendoor lets you close at your pace, up to 45 days after their offer. The final offer may change after the home inspection.
👉 Our Take: Opendoor will likely make a cash offer on your home quickly. But you will end up leaving almost 20% to 30% of your home equity on the table.
- Broad Coverage: Opendoor makes cash offers for houses in 51 markets across the country.
- Flexible Closing Dates: Opendoor allows you to close at your convenience – up to 45 days after their offer.
- Late Checkout up to 14 Days: Opendoor lets you temporarily stay in your home for up to 2 weeks after closing.
- No Cancelation Fees: You can cancel the contract without any cancelation fee.
- Lowball Cash Offer: Opendoor’s final cash offer may be below the property’s fair market value, around 70%. They also deduct repair and closing costs.
- Hefty Service Fees: Opendoor charges a steep 5% service fee for their services.
- Opendoor May Back Out of the Deal: Some homeowners have had a bad experience with Opendoor. Opendoor backed out of the cash deal at the last minute, leaving the homeowner stranded.
- Undisclosed Repair Cost Breakdown: The difference between Opendoor’s preliminary offer vs. final offer can be humongous. In many cases, sellers were forced to pay for unnecessary “repairs”.
- Strict Eligibility Criteria: Opendoor doesn’t pay cash for inherited properties, homes with tenants, pre-fabricated or mobile homes, and properties located in a flood zone.
Opendoor has a rating of 4.4 out of 5 stars on Reviews.io.
» Opendoor Reviews: Read customer reviews and our breakdown of Opendoor’s cash offer to make an informed decision.
Opendoor is a good option if your home needs minimal repairs. You can get a maximum of ~80% of your property’s fair market value. However, this means leaving thousands of dollars on the table. Their service fee is also a steep 5% of your home’s sale price.
5. Upward Home Solutions
LOCAL CASH BUYER
Service Fee: None4.5/5
Upward Home Solutions is a real estate solutions company established in Ohio in 2015. The company specializes in purchasing distressed properties, assisting homeowners who want to sell their houses in as-is condition.
- Service Fee: None
- Typical Offer: 50% to 70% of Fair Market Value (FMV)
- Eligible Properties: Upward Home Solutions helps with distressed properties, including those with structural issues, condemned homes, inherited properties, and situations involving divorce or death in the family.
- Closing Offer Terms: There are no strict offer terms, and the closing timeline is flexible to accommodate the seller’s convenience.
👉 Our Take: Upward Home Solutions caters to homeowners in Ohio looking to sell their properties quickly to a local cash buyer. However, they offer limited technological support and lack a convenient mobile app.
- No Obligation Offer: They provide a no-obligation offer, even for properties in need of significant repairs.
- No Extra Charges: You need not pay any extra cash, even the closing costs are covered by the company.
- Sell As-Is: Since Upward Home Solutions buys houses as-is, you can save on repair costs!
- Lowball Cash Offer: They often provide cash offers that are lower than what sellers could achieve on the open market, reflecting the convenience of a quick sale.
- Not 100% Online: They have a limited tech stack. This means a lot of processes, like requesting a counteroffer or managing inspections, will be offline and manual. They don’t even have a mobile app.
- Potentially Longer Process: Although they offer quick sales, the lack of certain technological tools could lead to delays in communication and processing.
Upward Home Solutions has 4.5 out of 5 stars from 58+ reviews on Google Reviews.
» Upward Home Solutions Reviews: Read our in-depth review on Upward Home Solutions.
Upward Home Solutions was founded in 2018 and does business throughout Cleveland. You can sell your house in Ohio as is to them and also get free zero-obligation quotes.
However, there have been noted complaints by the previous customers about unnecessary spamming from their team.
6. 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 franchise 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.
7. All Ohio Home Buyers
POPULAR CASH HOME BUYER
Service Fee: None4.9/5
All Ohio Home Buyers is a real estate solutions company that buys houses for cash. The sellers prefer them mainly because of their quick response and closing.
- Service Fee: None
- Typical Offer: 50% to 70% of Fair Market Value (FMV)
- Eligible Properties: Distressed properties with structural issues, condemned properties, couples going through a divorce, a death in the family, bad mortgage financing, inherited houses, high-crime neighborhoods, etc.
- Closing Offer Terms: On average, closing is within 7 to 30 days.
👉 Our Take: All Ohio Home Buyers is a good choice for local home sellers looking to sell their house as-is in Ohio. However, their offer is way below the fair market value and there is no room for negotiation.
» Pros and Cons of All Ohio Home Buyers: Read our blog to find out.
- Fast Cash Offer: You will get a free no-obligation offer, even for damaged properties, within 24 hours!
- No Additional Costs: All Ohio Home Buyers make no extra charges, they also cover the closing costs.
- Sell As-Is: You can sell your home as-is and do not have to worry about staging your home for listing or making repairs.
- Lenient Services: They will let you occupy the house for a definite period even after the sale. If you require some proceeds before the sale they will give you an advance.
- Lowball Cash Offer: All Ohio Cash Buyers pays less than what sellers could gain on the open market. The cash offer is ~50% to 70% of the property’s FMV.
- Limited Coverage: All Ohio Home Buyers purchases homes only in select areas in Ohio, such as Belmont, Riverside, Vandalia, and Washington Township.
All Ohio Home Buyers has 4.9 out of 5 stars from 52 reviews on Google Reviews.
» All Ohio Home Buyers Reviews: Read our in-depth review.
All Ohio Home Buyers is a local real estate developer who offers services in select areas. They buy in as-is condition and you don’t need to make repairs. They offer good services but there have been complaints of spam emails and text messages.
Are Companies That Buy Houses for Cash in Cleveland 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 Cleveland
- 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 Upward Home Solutions.
- 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 Cleveland
If you’re wondering how to sell your home for cash in Cleveland, 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 Cleveland” Companies Pay?
Cash buyers in Cleveland 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 $125,000 home in Cleveland. With a traditional cash home buyer, you could get just $87,500. But, with a cash buyer marketplace like Houzeo, you only pay $749 and get up to $124,251!
| Service Provider | Service Fee | Potential Offer (of the ARV) | Actual Offer Amount |
| Cash Buyer | None | 70% | $87,500 |
| iBuyer | 5% | 80% | $100,000 |
| Houzeo | $749* | Up to 100% | $124,251 |
📢 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 Cleveland
✅ Pros
- Fast Cash Sale: Typically, sellers must list on MLS in Ohio and wait for potential buyers. “We Buy Houses for Cash” companies offer a cash deal within 24-48 hours.
- Flexible Closing: Cash buyers in Cleveland 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: Cleveland’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 Cleveland 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 Cleveland
- List Your Home With a Flat Fee MLS Service: You can get up to 100% of your home’s market value with a Ohio 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 Cleveland Realtor, you will have to shell out a 5% to 6% commission. That’s $7,500 on a $125,000 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 Cleveland 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 Ohio will help you list on the MLS and increase exposure.
Should You Sell to Companies Buying Houses in Cleveland?
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
Which is the best company that buys houses for cash in Cleveland?
Houzeo is the best cash marketplace for selling homes for cash in Cleveland. 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 Cleveland 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 Cleveland house?
You can sell your house in 7 to 30 days when selling to cash buyers in Miami.
» How to Sell a House Fast in Ohio: Learn how you can get your home sold in no time in the Forest City.
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.
