In Q2 2024, over 30% of US homes sold for cash. A cash sale means no repairs, no delays, and a quick 7-14 day closing. No wonder Omaha homeowners ditch repairs and choose cash buyers for a hassle-free sale!
But here’s a downside! Cash buyers offer just 30% to 70% of your home’s Fair Market Value. Don’t stress—just enter a cash buyer marketplace. Here you can receive offers that can reach up to 100% of your home’s value!
Reviews: 5 Top Cash Home Buyers in Omaha
1. Houzeo: Omaha’s #1 Cash Home Buyer Marketplace
MAX EXPOSURE TO CASH BUYERS
Listing Fee: $199Houzeo 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.
- Pricing:
- Silver Plan – $199: 6-month MLS listing, 24 photos.
- Gold Plan – $249: Maximum photos, contract review, seller disclosures, licensed broker assistance.
- Platinum Plan – $299: Everything in Gold with a 12 month listing and virtual full-service with licensed broker.
» 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!
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, you can connect with Omaha’s best cash home-buying companies and individual investors. You can also get multiple competitive offers for your home. This increased exposure helps you get maximum profit.
2. Omaha Homes for Cash
Local Cash Home Buyer
Service Fee: NoneOmaha Homes for Cash is a local cash-buying company in Omaha. The company provides you with an easy and transparent process to sell your house to get an all-cash offer.
- Service Fee: It does not charge any commission or a fee. But you may have to close the deal at a low selling price.
- Typical Offer: You get the closing price for your house at 50% to 70% of Fair Market Value (FMV)
- Eligible Properties: Omaha Homes for Cash deals in all types of houses including inherited houses, foreclosure homes, pet damage or termite damage, downsizing, death in the family, etc.
- Closing Offer Terms: It takes 7 days to 4 months to close the deal.
👉 Our Take: Omaha Homes for Cash is a local cash home buyer that offers an easy way to sell homes fast. However, an MLS listing would attract better prospective buyers.
- Instant Cash Offers: It gives a free, no-obligation offer within 24 hours.
- Flexible Closing: You can finalize your closing dates. You can take up to 4months to lock the deal from the time you sign the contract.
- No Additional Costs: There are no service fees, commissions, or closing costs to avail of their services.
- Sell As-Is: You save on repair costs and sell your house as-is.
- Lowball Cash Offer: Omaha Homes for Cash offers cash against your house that could be 60% to 80% of the fair market value.
- Omaha Homes for Cash is Not 100% Online: Omaha Homes for Cash has a limited tech stack. This means a lot of processes, like requesting a counteroffer or managing home inspections, will be offline and time consuming.
Omaha Homes for Cash has a rating of 5 stars from 63 reviews on Google Reviews.
» Omaha Homes for Cash Reviews: Find out why it is one of the best cash-buying companies in Omaha.
Omaha Homes for Cash is a family-owned local business in Omaha. They deal in all types of houses including duplex houses, townhouses, condos, multi-family property, etc. Having local expertise in real estate makes them more trustworthy.
However, you may find a handful of good reviews from satisfied customers.
3. We Buy Ugly Houses
NATIONWIDE COVERAGE
Service Fee: NoneWe Buy Ugly Houses is a well-known cash home-buying company that helps homeowners sell in any condition. It offers a fast, hassle-free sale without the need for repairs or staging.
- Typical Offer: 50% to 70% of your property’s Fair Market Value.
- No Closing Costs: You don’t have to pay any seller closing costs; it is covered by the company.
- Eligible Properties: Distressed properties with structural issues, homeowners facing relocation, homes with flawed mortgage financing, inherited homes, or homes in high-crime neighborhoods, etc.
- Service Fee: None
Here are some of the benefits that you get with We Buy Ugly Houses:
- Sell Your Home As Is: You can save thousands in repair costs by selling your distressed home.
- Quick Closing Timeline: Once you accept the offer, you can sell your house within 2 weeks.
- 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.
In our research, we have found certain drawbacks of We Buy Ugly Houses:
- Lowball Offers: Cash offers typically range from 50% to 70% of a home’s Fair Market Value, based on condition and location.
- Limited Negotiation: We Buy Ugly Houses extends “take-it-or-leave-it” offers. You can try to negotiate, but usually, they won’t budge.
- 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 4.9 out of 5 stars from 90+ reviews on Google.
» 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.
4. Opendoor
BIGGEST IBUYER
Service Fee: 5%Opendoor is the biggest iBuyer in the U.S. 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.
- 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 or homes with tenants do not qualify for Opendoor’s cash offer.
- Closing Offer Terms: Opendoor claims to let you close at your pace, up to 45 days after their offer. However, be aware that your final offer may change after the condition adjustment.
- Service Fee: You will be charged 5% of the home sale price.
Here are some of the benefits that you get with Opendoor:
- Broad Coverage: Opendoor makes cash offers for houses in 51 markets across the country.
- Sell As-Is: Opendoor helps you avoid the hassle of making repairs and you can sell your house as-is.
- Late Checkout up to 14 Days: Opendoor lets you temporarily stay in your home for up to 2 weeks after closing.
- No Cancelation Fees: Opendoor does not charge any cancelation fee. You can cancel the contract anytime.
In our research, we have found certain drawbacks of Opendoor:
- Lowball Cash Offer: Opendoor’s final cash offer may be below your property’s Fair Market Value, around 70%. They also deduct repair and closing costs.
- Hefty Service Fees: Opendoor will charge you a steep 5% service fee for their services.
- 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. Express Homebuyers
As-Is Cash Home Buyer Network
Service Fee: NoneExpress Homebuyers specializes in making all-cash offers on distressed houses. They cater to home sellers who want to sell their houses fast without making any repairs.
- Service Fee: None
- Typical Offer: You can get up to 50% to 70% of your house’s fair market value (FMV).
- Eligible Properties: Express Homebuyers specializes in inherited houses, homes sold after divorce, foreclosure properties, rental properties, and more.
- Closing Offer Terms: While they usually close within 2 to 4 weeks, they have a flexible closing timeline and can buy your home at your convenience.
- Flexible Closing Date: Closing dates can be finalized as per the home seller’s terms.
- No Charges or Fees: Express Homebuyers does not charge you any fees. You will receive the full selling price based on market research and the house’s conditions.
- Sell As-Is: You need not prep the home for listing, home staging, or worry about making repairs.
- Poor Customer Support: Previous clients have complained about their lack of communication and half-hearted responses.
- Non-Negotiable Offer: Your house will receive a non-negotiable cash offer. You must either accept or decline the offer without requesting changes or modifications. The offer will not be more than 80% of the property’s Fair Market Value.
Express Homebuyers has a rating of 4.4 out of 5 stars with 150+ reviews on Google Reviews.
» Express Homebuyers Reviews: Is there no service fee?
Express Home Buyers is a cash-buying company with nearly 2 decades of experience. Their expertise can get you the best deal while selling your house as is.
However, they have poor customer support which can delay your sale.
Are Companies That Buy Houses for Cash in Omaha Legit?
Yes, companies that buy houses for cash are legitimate and operate legally nationwide. In fact, the National Association of Realtors (NAR) validates cash buyers in Omaha. However, be sure to read company reviews and seller testimonials to find a legitimate cash buyer.
3 Types of Companies That Buy Homes in Omaha
- We Buy Houses for Cash Companies: Cash buyers like HomeVestors purchase distressed homes, typically paying 30% to 70% of their FMV.
- iBuyers: iBuyers, such as Opendoor and Offerpad, provide instant cash offers between 70% and 80% of the FMV. They have strict eligibility requirements, limiting the types of homes they purchase.
- Home Trade-In Services: Companies like Knock or Orchard offer cash for your home before you move out. This helps you buy your new house without any delay.
4 Steps to Sell Your Home for Cash in Omaha
Not sure how to sell your home for cash in Omaha? Just follow these 4 steps:
- Find a Cash Home Buyer: Research all local companies buying houses for cash and opt for one with great client testimonials.
- Request an Offer: Once you’ve selected a cash buyer, request an offer on their website. You’ll have to provide information like the property type, number of rooms, asking price, etc.
- Schedule a Home Visit: A company representative will then inspect your house. The final cash offer will be based on the outcome of this inspection.
- 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 Cash Buyers in Omaha Pay?
Omaha cash house buyers usually offer between 30% to 70% of a home’s After-Repair Value. However, it depends on factors like the company you’re selling to, their service fees, etc. Here’s how the After-Repair Value is calculated:
After-Repair Value (ARV) = Property Purchase Price (PPP) + Cost of Repairs (COR)
Imagine if you were selling your $261,500 home in Omaha. With a traditional cash home buyer, you could get just $183,050. But on a cash buyer marketplace like Houzeo, you could get multiple offers, potentially driving your sale price to 100% of its FMV.
| Service Provider | Service Fee | ARV Estimate | Actual Offer |
| Cash Buyer | None | 70% | $183,050 |
| iBuyer | 5% | 80% | $209,200 |
| Houzeo | $199* | Up to 100% | $261,301 |
» Houzeo Reviews: Find out why Houzeo is Omaha’s best cash buyer marketplace.
Pros and Cons of Cash Home Buyers in Omaha
Given that more sellers are opting for companies that buy houses for cash in Omaha, here are some pros and cons you must consider before you sell with them:
✅ Pros
- Fast Cash Offers: “We Buy Houses for Cash” companies extend offers within 24-48 hours.
- Flexible Closing: Cash buyers in Omaha close quickly and on your timeline. So you can sell your home anywhere between 7 days to 30 days.
- No Repair Costs: Most cash buyers purchase properties as-is. This eliminates the need for repairs, saving thousands of dollars.
❌ Cons
- Lowball Cash Offers: Omaha cash house buyers typically pay only 30% to 70% of a home’s FMV. So you leave a significant amount of your home’s equity on the table.
- Non-Negotiable Deals: Such cash offers are usually take-it-or-leave-it. There’s little to no room for negotiation, which limits your ability to secure a better offer.
- Possible Closing Costs: Some cash buyers might force you to pay seller closing costs in Nebraska. Always check the terms, or you could be out 6.25% to 9%!
Common “We Buy Houses for Cash” Scams 🚩
If any Omaha cash home buyer extends an offer that seems to-good-to-be-true, it probably is. Stay alert, and don’t fall victim to the following scams.
- Bait-and-Switch Offers: Scammers present appealing offers and then change them later, hoping you’ll accept out of desperation. Always verify the terms before you sell your house for cash or accept an offer.
- Deed Fraud: Fraudsters can sell or mortgage your home without your consent using fake documents. Check customer testimonials and online reviews before you select a cash buyer.
- Loan-Flipping Scams: Some scammers may pressure you to sell your home fast for cash by offering loans that drain your equity. Always consult a trusted advisor before agreeing to any cash offer.
- Email Phishing: Scammers send fraudulent emails pretending to be agents, title companies, or lenders. They trick you into wiring money or providing personal details for fake services. Always confirm the authenticity of any cash offer for a home via a phone call.
» We Buy Houses Ripoff: Learn how to avoid falling victim to the scam.
Alternatives to Companies That Buy Houses for Cash in NE
- Flat Fee MLS Services: You can get up to 100% of your home’s FMV with a Nebraska Flat Fee MLS listing service. Your home is visible to multiple cash buyers, increasing your offers.
- For Sale By Owner: In a FSBO sale, you’ll have to opt for “DIY” marketing strategies like using yard signs, word of mouth, open houses, etc. Nebraska FSBO websites also limit your home’s exposure, which lowers your home sale price.
- Full-Service Realtors: They provide various services from listing to closing, but charge a hefty 5% to 6% commission.
- Discount Real Estate Brokers: They offer services like contract review and negotiation for a lower fee than traditional agents. Discount brokers in Omaha charge between 0.5% to 2.5% as commission.
Should You Sell to Cash Home Buyers in Omaha?
Yes, you can sell to cash buyers. But say goodbye to 30% to 70% of your home’s equity. That’s the price you pay for a quick sale. On the other hand, on a cash buyer marketplace, you can get multiple offers, sell fast, and potentially keep more money.
