We Buy Houses Boise: 5 Top Companies
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Kelsey Morrison Former HomeLight EditorClose
Kelsey Morrison Former HomeLight EditorKelsey Morrison worked as an editor for HomeLight's Resource Centers. She has seven years of editorial experience in the real estate and lifestyle spaces. She previously worked as a commerce editor for World of Good Brands (eHow.com and Cuteness.com) and as an associate editor for Livabl.com. Kelsey holds a bachelor’s degree in Journalism from Concordia University in Montreal, Quebec, and lives in a small mountain town in Southern California.
There are many advantages to considering a cash buyer for your Boise, Idaho home instead of listing it on the open market. If your home is outdated or needs work, or you need to sell quickly due to a new job opportunity or the purchase of a new home, a “We Buy Houses” company could be a viable option.
Unlike selling the traditional way, which typically involves making repairs, investing in staging, and hiring professional cleaners, selling to a “We Buy Houses” company allows you to skip all of the prepwork and, oftentimes, closing costs. The biggest downside, however, is that these companies tend to make offers below market value, potentially reducing your profit from the sale.
In this article, we’ll weigh the pros and cons of selling your Boise home for cash. We’ll highlight some of the most reputable “We Buy Houses” companies in the Treasure Valley, and share alternative methods for a quick home sale. By exploring all your options, you can confidently make a decision that fits your situation and selling goals.
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Disclaimer: This post is meant to be used for educational purposes only and does not constitute legal or financial advice. Links and mentions of Boise area “We Buy Houses” companies should not be considered an endorsement.
Working with We Buy Houses companies in Boise
In Boise, house-buying companies can be a game-changer for sellers seeking a quick and streamlined sale, bypassing the complexities of the traditional market. Here’s how the process generally works:
- Find a reputable company: Start by researching and identifying trustworthy cash-for-homes companies in Boise. Look for those with strong local reputations and positive online reviews.
- Submit your property details: Provide the chosen company with details about your home. You can either give them a call or fill out a form on their website, detailing your property’s location, size, and condition.
- Schedule a walkthrough: A company representative will likely conduct a walkthrough of your property to assess its condition and market value.
- Receive an offer: Following the assessment, the company may present an all-cash offer, typically within a few days.
- Accept the offer: If the offer aligns with your expectations, you can accept it. Remember, these offers are often non-negotiable.
- Close the deal: If you accept the offer, the company will handle most of the closing formalities. The closing can happen fast, sometimes in as little as a week. You’ll likely receive the funds that day (or the following day) via bank transfer.
Popular We Buy Houses companies in Boise
Tempted by the speed and ease of a Boise house-buying company? Finding one you can trust is key.
We’ve compiled a list of some of the top companies that will pay cash for your or your parents’ Tudor or ranch-style home. By selling to one of these companies, you should be able to sell your Boise home in as little as a week or two.
208 Home Buyers
Based in Boise, 208 Home Buyers is owned and operated by a husband and wife team who grew up in the area. They pay cash for homes in the the Treasure Valley, including Boise, Meridian, Eagle, Kuna, Nampa, Caldwell, and Middleton. Sellers can get a no-obligation cash offer in 24 hours or less, and choose a closing date that fits their schedule. There’s no need to worry about repairs or even cleaning out the property; 208 Home Buyers will buy your house as-is.
Locations: Boise, Meridian, Eagle, Kuna, Nampa, Caldwell, and Middleton
Closing costs: Sellers pay no closing costs; 208 Home Buyers covers them.
While 208 Home Buyers is not accredited by the Better Business Bureau, they maintain an A+ rating. They also boast a 4.9-star rating on Google. Former sellers praise the employees’ effective communication, transparency, and professionalism. Many also noted their competitive offers compared to other cash buyers. “Cody Stone came out to our house to help us out of a very stressful situation that we were in,” reads one review. “He was extremely professional and most of all caring and patient.”
Website: 208homebuyers.com
Phone number: 208-505-8720
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Boise (and across the country) can request a cash offer for their home. Simple Sale connects you to the largest network of cash buyers in the US. Partner investors have a wide range of investment strategies, including fix-and-flip and buy-and-hold. This enables Simple Sale to provide cash offers for a wide array of properties, even those that need some or a lot of work, in different locations throughout Boise.
With Simple Sale, you can get a no-obligation, all-cash offer in 24 hours and sell your home in as few as 10 days, skipping the months it can take to sell the traditional way.
Locations: Nationwide, including Boise
Closing costs: No prep costs, agent commissions, or fees charged by HomeLight. Individual investor fees may vary.
Simple Sale is a HomeLight platform. HomeLight was founded in 2012 and is BBB-accredited with an A+ rating. The company has 4.8 stars on Google based on hundreds of user reviews. Below, you can hear about how Baohan Wu, a seller who used Simple Sale to sell his high-rise apartment, closed within three and a half weeks and what he thought of the process overall.
Learn more: homelight.com/simple
Phone: 844-488-8455
Boise Home Offers
Boise Home Offers is owned and operated by an Idaho native who grew up in the Treasure Valley. The company pays cash for homes in any condition in Boise, Nampa, Meridian, and surrounding Idaho communities. After sharing details about your home, they can present you with a fair cash offer within 24 hours. Deals can close in as few as seven days, or on a timeline that works for you.
Locations: Boise, Nampa, Meridian, and surrounding Idaho communities
Closing costs: Sellers pay no closing costs; Boise Home Offers covers them.
Boise Home Offers does not appear to be BBB-accredited but they do boast a 5-star Google rating. Clients appreciate the company’s flexibility, trustworthiness, and warm professionalism. “I was in a bad situation financially and needed to get my house sold for a fair price,” wrote a former seller. “Will and his team were able to help me resolve my problem with ease.”
Website: boisehomeoffers.com
Phone number: 208-261-1188
Action Home Buyers
Action Home Buyers is based in Boise and has been buying houses in the Treasure Valley for 20 years. They purchase homes in any condition or facing any situation, primarily in Boise, Meridian, Nampa, Eagle, Caldwell, Middleton, Star, and Kuna. After filling out Action Home Buyers’ online form or giving them a call, sellers can get a guaranteed offer within 24 hours. Many deals can be closed in 72 hours, and there are no hidden fees or closing costs. If you’re not ready to move just yet, the company can rent the house back to you for a period of time.
Locations: Boise, Meridian, Nampa, Eagle, Caldwell, Middleton, Star, and Kuna
Closing costs: Sellers pay no closing costs; Action Home Buyers covers them.
Action Home Buyers has been BBB-accredited since 2024 and holds an A+ rating. They’ve also earned 4.6 stars on Google. Customers consistently praise the company for their fast closings, fair offers, and friendly staff. “Todd and his team were fantastic,” wrote one reviewer. “We were able to sell and close my disabled sister’s home in less than 7 days. Todd was honest, efficient and able to meet our timeline.”
Website: webuyboisehomes.com
Phone number: 208-866-7020
Gem State Cash Offer
Gem State Cash Offer is a family-owned and operated business based in Boise. In addition to single-family homes, they purchase apartments, multi unit residential properties, vacant land, and vacant lots. The company will make you a fair cash offer within 24 hours of contacting them, and they typically close sales within 7 to 12 days (or on your schedule). They’ll buy your home no matter the condition or situation, and pay 100% of the closing costs.
Locations: Treasure Valley, including Boise
Closing costs: Sellers pay no closing costs; Gem State Cash Offer covers them.
Gem State Cash Offer has been BBB-accredited since 2019 and holds an A+ rating. They also have a 5-star rating on Google based on a limited number of reviews. Former sellers appreciate the company’s stress-free selling process, exceptional customer service, and flexible timelines. “Jackson at Gem State Cash Offer was wonderful to work with,” wrote a former client. “He really made the sale of my house go smoothly even though I was out of state and made it feel more human and less like a business transaction.”
Website: gemstatecashoffer.com
Phone number: 208-999-3396
Why sell your Boise house for cash?
For Boise sellers prioritizing speed, certainty, and a hassle-free process, cash-for-homes companies become a compelling option.
In Boise, it typically takes around 91 days, or about three months, to sell a home on the market using an agent. That includes an average of 49 days on the market plus the typical 42 days a buyer needs to close on a purchase loan.
Compare that to the typical seven to 10 days promised by many house-buying companies in Boise, and it’s easy to see why these Cash-For-Homes groups are an attractive option, even though they don’t always pay top dollar for the homes they purchase.
The cash-for-homes companies are particularly popular among sellers who lack the time for the traditional months-long process of prepping, listing, and closing. Let’s take a look at some common scenarios where opting for a house-buying company might be the most beneficial choice:
- Job relocation: When a new job requires you to move quickly, selling your home for cash can expedite the transition.
- Divorce: During the emotional and financial turmoil of a divorce, a fast, cash sale can simplify dividing assets.
- Inherited property: If you’ve inherited a property that you’re not prepared to manage, selling it for cash can be a hassle-free solution.
- Downsizing: Opting for a simpler living situation? A cash sale can make downsizing straightforward.
- Major repairs needed: Selling your home as-is might be appealing if it requires significant repairs you can’t afford or don’t want to handle.
- Avoiding open houses: If you prefer not to deal with the inconvenience of open houses, a direct cash sale eliminates this step.
- Foundation issues: Foundation problems can be a deal-breaker for many buyers, making a cash offer more attractive.
- Facing foreclosure: Selling for cash can be a viable option to avoid foreclosure and its impact on your credit.
- Problematic tenants: If you’re a landlord dealing with difficult tenants, selling the property quickly for cash can resolve the issue.
- Selling from out of state: For homeowners living elsewhere, a cash sale offers a convenient way to sell without returning to Boise.
If any of these situations resonate with you, exploring a cash offer from a Boise “We Buy Houses” company could be a worthwhile solution. Remember, though, it’s just one option to consider.
Pros and cons of house-buying companies in Boise
Selling to a “We Buy Houses” company in Boise comes with trade-offs. These companies purchase properties in any condition, and can close quickly, often within days or weeks. However, their offers typically fall below market value, accounting for the cost of repairs and resale profits. Ahead, we’ll break down the pros and cons of working with a “We Buy Houses” company in Boise:
Pros
- Quick sale: The primary advantage is the speed of the transaction, allowing you to close in days, not months.
- Buy as-is: These companies will buy your home in its current condition, eliminating the need for repairs or improvements.
- No fees: Unlike traditional sales, you won’t be required to pay closing costs or real estate commissions, saving you money.
- Less stress: The straightforward process reduces stress by removing the uncertainties of buyer financing and contingencies.
Cons
- Lower offers: Expect to receive less than what you might with an experienced real estate agent, as these companies aim to profit from the resale.
- Limited negotiation: Offers are typically non-negotiable, leaving you with a take-it-or-leave-it decision.
- Risk of scams: Not all house-buying companies are reputable, so there’s a risk of falling victim to scams.
- Market miss: You could miss out on higher offers from the traditional market, especially in a seller’s market.
Curious What Your Home Is Worth?
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Vet cash buyers and know your home’s worth
If you’re considering selling your home to a “We Buy Houses” company in Boise, know that these companies can vary significantly in their approach. Some offer a smooth, fast experience, while others might leave you feeling rushed and unsure. Before making a decision, take the time to thoroughly research the company. Look at their online reviews, testimonials from past customers, and transaction history in the Boise area.
Understanding the true market value of your home is also essential — if not, you risk accepting a lowball offer. You should also read the buying agreement carefully, making sure you understand all of the terms and conditions, to avoid any unexpected surprises.
HomeLight suggests you consult with an experienced local agent to get a better idea of what your home might be worth if sold on the open market. Then, compare it to your cash offer. HomeLight can connect you with a top-performing agent in Boise. You can also use HomeLight’s Home Value Estimator to get an initial ballpark estimate in less than two minutes.
Other options to sell your Boise home quickly
iBuyers
iBuyers, or instant buyers, use automated valuation models to offer quick, all-cash deals, often closer to a home’s market value. The iBuyer process is fast, completing sales in a few days to two weeks. The industry’s major players, including Opendoor and Offerpad, typically charge service fees of around 5%–6%. This route is ideal for sellers with homes in good condition, in areas with similar housing styles.
Listing with an agent
In seller-friendly markets, a top real estate agent can quickly sell well-priced and marketed homes. They offer significant benefits like a comparative market analysis (CMA), which is often free, to help set the right price. Experienced agents might also find cash buyers who are willing to pay closer to market rates. For help finding a top agent, HomeLight can connect you with Boise professionals who meet your needs.
FAQs on Boise house-buying companies
By and large, most We Buy Houses for Cash companies in Boise are legitimate businesses. Their services and transaction fees may differ, but the business model has been around for decades. If you use an established group with a solid track record, you can be fairly confident that it’s legit.
That said, as with any financial transaction, it’s a good idea to be on the alert for scams. Always research companies before you sign a contract. Check customer reviews, look at their online presence, verify professional licenses, get a referral if possible, and vet the company on the Better Business Bureau website. Watch for anything that just doesn’t seem right.
As described in our pros and cons list above, most Boise “We Buy Houses” companies apply the 70% rule, meaning they’ll offer you about 70% of your home’s after-repair value minus their estimated repair costs.
Here’s an example of what a simplified formula might look like:
(Your home’s ARV x .70) – repair costs
To see how this might work in a real-world scenario, let’s take a look at an example offer equation. Let’s say your two-story home in Boise could sell for $520,000 after repairs, but it will need $30,000 of work to get there.
($520,000 x .70) – $30,000 = $334,000
In this example, a Boise “We Buy Houses” company might offer you around $334,000 for your home.
However, different types of house-buying companies will offer varying amounts for homes. As mentioned previously, iBuyers tend to pay more than “We Buy Houses” companies because iBuyers look for homes in better condition. An iBuyer might pay you 90% or more of market value while charging a fee for their services.
When you accept an offer from a Boise “We Buy Houses” company, you will likely be coming to grips with a double-edged sword. On the one side, it shouldn’t cost you any additional money because these companies make an offer and handle almost everything once it is accepted. Conversely, you’ll likely get less money overall for your home.
Because We Buy Houses for Cash companies tend to focus on distressed homes, they typically have zero fees. Many will even cover your closing costs. In most cases, this means that the cash offer you receive will be the price you walk away with at the end of the deal. Of course, asking the company if any hidden program fees might impact your bottom line is always a good idea.
- Research and vet the house-buying companies that serve Boise. Our list above is a good place to start.
- Submit offer requests to a few of the companies you like best.
- Schedule any required on-site property visits.
- Compare offers. Weigh the pros and cons and choose the best option for you.
- Close the sale in a week to 30 days and get paid. (Some companies will let you choose a closing date up to 90 days after accepting the offer, which can be helpful when planning a move.)
We Buy Houses companies in Boise vs. top Boise agent
Another helpful exercise is to compare how a “We Buy Houses” company might stack up against working with a real estate agent. Let’s take a glance at how different aspects of the sale might look and compare possible proceeds.
| Aspect of the sale | Sell to a We Buy Houses company in Boise | Sell with a top Realtor in Boise |
| Selling timeline | 7 to 30 days | 91 days average; 49 to attract an offer, 42 to close the loan |
| Home preparations | None | Deep clean, declutter, make necessary repairs, landscape, stage home |
| Showings | None | 10 to 25 showings average |
| Inspections / repairs | None | May need to make additional repairs for the buyer or renegotiate the price |
| Appraisal | None | May need to lower your asking price if the appraisal comes in low |
| Title search | Cash-For-Homes companies often handle title issues | Must clear title before you can sell the home |
| Financing contingency | None | Mortgaged buyers use a financing contingency that could hold up the deal if the buyer’s loan doesn’t clear |
| Agent commission | None | 5.8% average |
| Closing costs | None | 1% to 3% of the home sale price on top of agent commission |
Example net proceeds
Below, we’ve compiled one example of how net proceeds may differ between selling a home to a “We Buy Houses” company and an agent-assisted sale.
Let’s say your home in Boise is worth about $510,000 and needs about $10,000 in repairs. Once the repairs are completed, the home might be worth around $520,000.
| Sell to a We Buy Houses for Cash company in Boise | Sell with a top Realtor in Boise | |
| Estimated sale price | ($520,000 x .70) – $10,000 = $354,000 | $510,000 |
| Market preparations | 0 | $5,100 (1% of sale price) |
| Agent commissions | 0 | $29,580 (5.8% of sale price) |
| Closing costs | 0 | $7,650 (1.5%) |
| Estimated take-home for seller | $354,000 | $467,670 |
As this example illustrates, financially, it’s usually in your best interest to partner with an experienced real estate agent.
However, net proceeds are not the only consideration when selling a home. What’s best in your situation will depend on the condition of your property, what level of repairs are needed, and your selling objectives. It could be that selling on the open market will be a challenge in your area, or the agent timeline might not fit your immediate needs.
Key takeaways
- House-buying companies in Boise can close deals quickly, often within days or a couple of weeks.
- These companies will buy your home in its current condition, freeing you from the need for repairs or upgrades.
- The selling process is straightforward, with minimal paperwork and no need for open houses or staging.
- Be prepared to receive offers that are likely below market value, which is the trade-off for convenience and speed.
- It’s important to know your home’s true value to avoid accepting a lowball offer.
- HomeLight’s Simple Sale platform presents no-obligation, all-cash offers for homes in almost any condition in Boise, connecting you with an extensive network of pre-vetted investors.
If you’re considering selling to a “We Buy Houses” company in Boise, it’s smart to shop around and gather multiple offers. Then, compare these offers to what your house might sell for traditionally to find the most financially rewarding option for your situation.
Consulting with a top Boise agent can provide you with expert insights into how quickly and for how much your home could sell in the current market. Whether you’re looking for a reputable agent to sell your house quickly or a pre-vetted cash buyer to take a burdensome property off your hands, HomeLight can connect you with the resources you need.
Header Image Source: (Ian MacDonald / Unsplash)
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