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 The OC.
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 Orange County
1. Houzeo: Orange County’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 Orange County’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. 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.
3. Express Home Buyers
As-Is Cash Home Buyer Network
Service Fee: None4.4/5
Express 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: Express Homebuyers do not charge any upfront fees.
- Typical Offer: Their cash offer ranges from 50% to 70% of the house’s fair market value (FMV).
- Eligible Properties: Express Homebuyers deals in inherited houses, home sales after divorce, foreclosure properties, rental properties, etc.
- 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.
👉 Our Take: Express Homebuyers can be a great option to sell an extremely distressed property. However, if your house needs minimal or no repairs, then you should consider listing on the MLS.
- No Obligations Offers: You will receive a free estimate for your property, no matter how many major fixes it needs.
- Near Nationwide Coverage: Express Homebuyers offers cash for houses in 20 states including major states like Florida, California, Texas, Washington, etc.
- Flexible Closing Date: Closing dates can be finalized as per the home seller’s terms.
- No Charges or Fees: Express Homebuyers do 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 save on repair costs, and sell your house as-is.
» What is Express Homebuyers? Read our in-depth analysis of Express Homebuyers.
- Poor Customer Support: Previous clients have complained about their lack of communication and half-hearted responses.
- Non-Negotiable Offer: Your house will receive a cash offer of not more than 70% of the property’s fair market value.
Express Homebuyers has a rating of 4.4 out of 5 stars with 135+ reviews on Google Reviews.
» Express Homebuyers Reviews: Is there really no service fee?
Jud Allen and Brad Chandler founded Express Home Buyers in 2003. Though they are available in 27 states and DC, they are based in Springfield, VA.
Express Home Buyers is a cash home buyer with over 20 years of experience. However, they have poor customer support which can delay your sale.
4. Sundae Real Estate
PRE-VERIFIED INVESTOR NETWORK
Service Fee: None3.9/5
Sundae Real Estate connects homeowners with cash investors who are ready to buy your house. When you list your home with Sundae, it will be advertised to their network of prequalified investors.
- Service Fee: Sundae does not charge any platform fee.
- Typical Offer: Cash offers for homes are significantly below fair market value, often by 30% to 70%.
- Eligible Properties: Investors look for vacant houses, inherited houses, foreclosure properties, homes damaged due to natural calamity, immediate sale due to relocation, etc.
- Closing Time: Every investor will have a different timeline. It may be within 10 to 60 days.
👉 Our Take: No matter how distressed your property is, Sundae investors make a cash offer for it. You can list your house on the Sundae platform to sell quickly.
- Marketplace With Pre-Qualified Investors: Sundae has over 3,000 pre-verified real estate investors. It acts as the communication platform between the home seller and the home buyer till the property closes.
- Multiple Cash Offers: Interested Sundae investors will make bids on your distressed house. If your home is appealing, it may attract multiple cash offers.
- Cash Advance of Up To $20,000: Eligible home sellers can receive up to $20,000 through Sundae’s Cash Advance Program. To apply for this program, you must inform the closing manager as soon as you sign the purchase agreement. Once all the paperwork is completed you may stand eligible for the same.
- No Upfront Costs: When selling with Sundae, you don’t have to invest in home staging companies to renovate or repair. You can sell your house as-is.
- Serves Only 2 States: Sundae homebuyers operate only in California and Texas.
- Non-Negotiable Cash Offers: Sundae homebuyers will not offer more than 70% of your property’s fair market value. You can try to negotiate, but Sundae investors will rarely budge on the price.
- Home Selling Experience Depends on the Investor: When you sell your house to Sundae, you’re selling to a local investor. Your experience might vary depending on the offer you choose.
Sundae has an average rating of 3.96 out of 5 stars on Better Business Bureau, with 95+ reviews, and 3 out of 5 on Google, with 8 reviews.
» Sundae Real Estate Reviews: Is it a better cash investor marketplace in 2024?
Sundae Real Estate is a pre-vetted network of investors. It is ideal for home sellers looking to offload their property as is.
No matter the condition of the property, you will get an offer when you list it on Sundae.com. The cash offer will likely be 50% to 70% of the home’s market value though.
5. John Medina Buys Houses
No Hidden Fees
Service Fee: None4.7/5
John Medina Buys House is a trusted cash-buying company in Los Angeles. It can help you close your house sale faster. Mostly, within 24 hours you will receive your first closing offer.
- Service Fee: They do not charge any commission or fees to sell your house. But, the closing prices can be lower than the market value.
- Typical Offer: It offers you the closing price at 50% to 70% of the Fair Market Value (FMV).
- Eligible Properties: John Medina Buys House deals in all types of single-family homes that want to sell their house fast without any repairs.
- Closing Offer Terms: They close the home sale within 7 business days or whenever the seller decides.
👉 Our Take: John Medina Buys Houses is best for home sellers looking for instant offers. But, if you want better offers, you should list your home on the MLS.
- Fast Cash Offers: You will get your first offer within a working day.
- Quick Closing: John Medina Buys Houses offers flexible closing from one week to any time of your choice.
- Sell As-Is: You need not prep your home before the home inspection and can sell your house as is. They will make all the repairs and do renovations.
- Limited Control: John Medina Buys Houses, often have a set process to follow and a selling price they’re willing to pay. You might have to just go their way without negotiating on price or terms.
- Lowball Cash Offer: The final cash offer may be below the property’s fair market value, around 70%. They may also deduct repair and closing costs.
John Medina Buys Houses has 4.7 out of 5 stars from 45+ reviews on Google Reviews.
» John Medina Buys Houses Reviews: Read our in-depth review of John Medina Buys Houses.
John and Yvette Medina founded Los Angeles, CA based “John Medina Buys Houses” in 2013. In the last two years, they have expanded their business to the entire state of Orange County.
They offer quick closing and instant cash deals. However, previous customers have complained that the deal did not go through and they received no explanation.
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.
WeBuyHouses.com is a group of real estate investors who buy properties as is for a lucrative flip. They are a good option if you want to sell your home fast for cash and your property only needs some cosmetic repairs.
7. 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.
Are Companies That Buy Houses for Cash in Orange County 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 Orange County
- 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 Sundae.
- iBuyers: They offer instant cash offers that are 70% to 80% of the FMV. Additionally, Opendoor has 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 Orange County
If you’re wondering how to sell your home for cash in Orange County, 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 Orange County” Companies Pay?
Cash buyers in Orange County 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 $1,055,000 home in Orange County. With a traditional cash home buyer, you could get just $738,500. But, with a cash buyer marketplace like Houzeo, you only pay $749 and get up to $1,054,251!
| Service Provider | Service Fee | Potential Offer (of the ARV) | Actual Offer Amount |
| Cash Buyer | None | 70% | $738,500 |
| iBuyer | 5% | 80% | $844,000 |
| Houzeo | $749* | Up to 100% | $1,054,251 |
📢 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 Orange County
✅ Pros
- Fast Cash Sale: Typically, sellers must list on MLS in California and wait for potential buyers. “We Buy Houses for Cash” companies offer a cash deal within 24-48 hours.
- Flexible Closing: Cash buyers in Orange County 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: Orange County’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 Orange County 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 Orange County
- List Your Home With a Flat Fee MLS Service: You can get up to 100% of your home’s market value with a Flat Fee MLS California 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 Orange County Realtor, you will have to shell out a 5% to 6% commission. That’s $63,300 on a $1,055,000 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 Orange County 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 California will help you list on the MLS and increase exposure.
Should You Sell to Companies Buying Houses in Orange County?
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 Orange County?
Houzeo is the best cash marketplace for selling homes for cash in Orange County. 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 Orange County 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 Orange County house?
You can sell your house in 7 to 30 days when selling to cash buyers in Orange County.
» How to Sell a House Fast in California: Learn how you can get your home sold in no time in the OC.
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.
