Osborne Homes Reviews: Do They Provide the Best Offer?

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Osborne Homes is a real estate investment company offering cash for homes. They purchase distressed properties as-is and help sellers sell quickly and easily.

Pros

• You don't have to pay any repair costs or service fees to sell your home.
• They can close your deal in as little as 7 to 14 days.
• They give no-obligation cash offer.
• You can sell your house in any condition.

Cons

• You will get just 50% to 70% of your home’s fair market value.
• You get only one cash offer with no room for negotiation.
• They have limited coverage.

Osborne Homes is a traditional cash home buyer in California. They help you sell your property in as little as 7 days regardless of its condition. Even if your home is having tenant problems or needs short sales, Osborne Homes can help.

However, with Osborne Homes you may have to settle for a lowball offer. If you want the best deal for your property, a cash buyer marketplace can attract multiple offers. So, you can pick an offer closest to the fair market value of your house.

✍️ Editor’s Take: We recommend listing your property on a cash buyer marketplace like Houzeo. Their technology helps you compare & manage offers from multiple national and local cash buyers. This ensures you get the best deal for your property for a nominal flat fee. Compare Osborne Homes vs. Houzeo.

Is Osborne Homes Legit?

Yes, Osborne Homes is a legitimate California-based cash buyer headquartered in Tustin. Mike Osborne established the company in 2007 and has assisted over 2,000 property owners. They are a BBB accredited company with an A+ rating but still lack credible reviews.

How Does Osborne Homes Work?

Steps to get a cash offer from Osborne Homes:

1. Fill Out the Online Form: Submit your property address on the website’s homepage, followed by your name and contact information.
   
2. Connect With a Purchasing Agent: A dedicated purchasing agent will contact you, discuss your situation, and schedule a property visit.
   
3. Schedule a Visit: The agent will visit for a home inspection and assess its market condition.
   
4. Receive a Fair Offer: After the visit, they’ll present you with a fair, no-obligation cash offer for your property.
   
5. Close the Sale: If you wish to accept the offer, they’ll prepare a purchase agreement. They’ll close the deal within 7 to 14 days or on a date of your choice.

You will receive cash in hand at closing. The closing takes place through a reputable title company.

Do they let you stay in after selling?✍️ Yes, you can stay in the home after selling in some cases. Osborne Homes may let you rent it back at a fair market rate. The rental agreement is usually decided before closing the sale.

How Much Does Osborne Homes Pay?

Osborne Homes doesn’t mention on their website how much they offer for a property. Based on our understanding of industry standards, the offer will likely range from 50% to 70%.

For example: If the fair market value of your property is $300,000. Your cash offer could range between:

• Lowest Offer (50%): $300,000 * 0.50 = $150,000
• Highest Offer (70%): $300,000 * 0.70 = $210,000

This cash offer is a convenient choice for those looking to quickly sell a distressed property. For sellers prioritizing higher equity, considering alternative companies may be a strategic choice. Before making decisions, it’s important to know your home’s current market value.

» What’s My Home’s Value: You can know your home’s market value with Houzeo’s free Home Worth Estimator. It helps you estimate the amount you will get upon sale.

Osborne Homes Coverage

Osborne Homes purchases houses only across California. Therefore, home sellers from other parts of the country cannot use their services.

Osborne Homes Service Reviews

Osborne Homes has a 2.7 out of 5-star rating on Yelp based on 63 reviews. In contrast, they have a 3.6 out of 5-star rating on Google based on 40 reviews. Additionally, Osborne Homes has reviews on other sites like BBB, Trustindex, and Experience.com.

The positive Osborne Homes reviews highlight fair cash offer, smooth transactions, and hands-on support. Complaints mention misleading communication, backing out of deals, and issues with contracts and liens.

Osborne Homes Reviews: Praises

Gina G. was pleased working with Osborne Homes. They appreciated Osborne Homes agent’s hands-on support throughout. Despite setbacks, the agent worked closely with their family member to close the deal.

Nicole P. was satisfied working with Osborne Homes. They appreciated their fair cash offer, smooth transactions, and as-is purchase policy.

Osborne Homes Reviews: Complaints

Goldy L. had a terrible experience with this company. They were misled until closing and then Osborne Homes backed out. They strongly warn others, as they placed a lien on their title, making it impossible to sell.

Deanna L. had a frustrating experience as the purchasing agent resigned days before payout. Deanna felt abandoned and was also sued for breach of contract. They believed Osborne Homes wanted their property without paying and called it a scam.

Osborne Homes Pros and Cons

Here are the pros and cons of Osborne Homes:

✅ Pros

• Buy As-Is Houses: This “We Buy Homes Fast” company purchases homes as-is. So, even if your property is facing foreclosure or needs heavy repairs, you’ll get a cash offer.
• Quick Closing: Osborne Homes reviews say they close in as little as two weeks. However, their timeline is flexible, and they can close on a date suitable to you.
• No Service Fees: They do not charge any service fee. You can enjoy a quick sale through Osborne Homes without any additional costs.
• No-Obligation Cash Offer: Osborne Homes provides a fast, hassle-free cash offer for your property with no commitment required.

❌ Cons

• Lowball Cash Offers: Osborne Homes views your house as an investment opportunity. So, your offer price may be much lower than the market price of your property.
• Little Scope for Negotiation: Cash home buyers typically don’t negotiate offers. With Osborne Homes, you’ll receive just one cash offer with no room to negotiate.
• Limited Coverage: Osborne Homes covers only areas in California. Sellers residing in other states would need to look for other cash home buyers.

Osborne Homes Competitors

» Jump to: Osborne Homes vs. Houzeo | Osborne Homes vs. Opendoor | Osborne Homes vs. HomeVestors

1. Osborne Homes vs. Houzeo

Osborne Homes offers a hassle-free selling process. But you pay for this convenience by selling your home at a reduced price. Additionally, there is little room for negotiation.

In contrast, an MLS listing with Houzeo’s plans equips you with advanced technology to get top offers. With Houzeo, your property gets exposure to multiple cash buyers. You can also counter offers to secure a deal closer to your expectations.

2. Osborne Homes vs. Opendoor

Osborne Homes purchases houses in any condition and offers services only in California. They do not charge any service fee to make a cash offer. However, you are likely to get a low ball offer.

In contrast, Opendoor is an iBuyer and operates in 51 metropolitan cities across the US. They offer around 70% to 80% of your home’s equity but have strict eligibility criteria. In addition, they charge a 5% service fee along with a 1% closing cost.

3. Osborne Homes vs. HomeVestors

Osborne Homes doesn’t charge any fees. They buy houses in any condition and close within 7 to 14 days. However, they only offer services in California.

HomeVestors follows a similar model to Osborne Homes but offers nationwide service. They take 21 days or more to close on a deal. Additionally, they operate on a franchise model, so service quality can vary across the country.

“We Buy Houses for Cash” Companies Near Me

There are other “We Buy Houses As Is” companies in the market. You can request an offer from multiple cash companies and pick the one that suits you the best.

Other Options You Should Consider

• Sell For Sale By Owner: For Sale By Owner websites help you list and sell a house yourself, saving thousands in agent commissions. Around one-third of home buyers pay in cash. Hence, selling FSBO helps you to get 100% FMV of your house in cash.
• Sell Through a Realtor: Traditional Realtors list your property on the MLS and help you at every step of home selling. However, you have to pay them 3% of the home’s sale price for this convenience.
• Sell Through Discount Realtors: Discount real estate brokers reduce their commissions to offer affordable services. Their commission varies between 0.5% and 2%.

Osbornehomes.com Reviews: Is it Worth It?

Yes, Osborne Homes is worth it if your property is distressed and need cash urgently. However, you may end up receiving a single non-negotiable cash offer which could be lowball. Also, you cannot sell your house if it’s outside California.

Instead, list your property on a cash buyer marketplace like Houzeo.com. With Houzeo, your property gets maximum exposure. You get multiple cash offers and maybe even top dollar for your property. Plus, with Houzeo’s mobile app you can manage your listing on the go.

» Houzeo Reviews: See how Houzeo has helped 10,000+ home sellers get top dollar for their homes.

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