5 Top We Buy Houses for Cash Companies in Cleveland
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Richard Haddad Executive EditorClose
Richard Haddad Executive EditorRichard Haddad is the executive editor of HomeLight.com. He works with an experienced content team that oversees the company’s blog featuring in-depth articles about the home buying and selling process, homeownership news, home care and design tips, and related real estate trends. Previously, he served as an editor and content producer for World Company, Gannett, and Western News & Info, where he also served as news director and director of internet operations.
Selling your home in Cleveland can be a daunting task, especially when faced with the need for a quick sale. Whether your home requires repairs or you’re dealing with an unexpected situation, “We Buy Houses” companies in Cleveland offer a fast, convenient solution.
These businesses provide all-cash offers for homes in any condition, allowing you to bypass the lengthy process and work of a traditional sale. A cash sale can be a lifeline for homeowners who lack the time, money, or expertise for repairs and need to move forward with their life plans.
In this article, we’ll dive into the ins and outs of house-buying companies in Cleveland. We’ll look at local options, weigh the pros and cons, and explore alternatives so you can make an informed decision.
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Disclaimer: This post is for educational purposes only and does not constitute legal or financial advice. Links and mentions of Cleveland area “We Buy Houses” companies should not be considered endorsements.
Working with house-buying companies in Cleveland
Below is an outline of the basic steps involved in selling your house to a Cleveland house-buying company, from initial contact to closing the deal.
- Contact the company: Reach out to a reputable house-buying company in Cleveland and provide details about your property, including its location, size, condition, and selling timeline.
- Schedule an inspection: The company will likely arrange an on-site visit to evaluate your home’s condition, features, and local market factors. They’ll take note of any repairs that might be needed.
- Receive an offer: After assessing your home, the company will typically make a no-obligation, all-cash offer within a few days.
- Review the offer: Take your time to carefully review the offer, considering factors such as the sale price, terms, and any associated fees.
- Sign the agreement: Once both parties agree on the terms, you’ll sign a purchase agreement, which outlines the sale details, including the closing date and final purchase price.
- Close the deal and move on: Attend the closing, where you’ll sign the necessary documents, transfer the property title, and receive your payment, typically in cash or a certified check.
Popular We Buy Houses for Cash companies in Cleveland
If the process of selling to a house-buying company in Cleveland sounds good to you, it’s time to find a legitimate business you can trust.
We’ve compiled some of the top companies that will pay cash for your Colonial home or your parents’ Bellaire–Puritas Craftsman. By selling to one of these companies, you should be able to sell your Cleveland home in as little as a week or two.
Sesa Properties, LLP
Sesa Properties is a reputable house-buying and real estate investment company based in Brunswick, Ohio, founded and run by Daniel Sarao and Vince Senauskas. The company focuses on purchasing houses, rentals, multifamily properties, and apartment buildings in Greater Cleveland, Columbus, and Akron, regardless of their condition, location, or price range. Sesa Properties stands out due to its local presence, personalized service, ethical practices, and efficiency in the house-buying process.
Locations: Greater Cleveland, Columbus, and Akron, Ohio
Closing costs: Sellers pay no closing costs. Sesa Properties, LLP covers them.
Sesa Properties, LLP is not yet BBB accredited but holds an A+ BBB rating. They have received excellent reviews from their clients, achieving a 4.9-star rating on Google. Clients have commended the company’s efficiency and responsiveness in the home-selling process, highlighting the ease of working with the Sesa Properties team. They are especially recommended for those looking to sell their property quickly, without the hassles of multiple showings and lengthy negotiations. Additionally, Sesa Properties has experience handling complex sales, such as those involving court guardianship.
Website: sesabuyshouses.com
Phone number: 216-877-8430
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Cleveland (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 U.S. 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 Cleveland.
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 Cleveland
Closing costs: No prep costs, no agent commissions, and no 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 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
We Buy Houses Cleveland
Founded in 1998, We Buy Houses is a national homebuying network with independent franchise offices around the country, serving more than 200 markets in over 30 states. They buy single-family homes, condos, land, and other types of real estate. The process includes the seller providing initial information on the property, then the company sending a representative out to view the home and make an offer. Once an offer is accepted, the company sets the closing date, and sellers can expect to close within 7-14 days on average. We Buy Houses also works with foreclosures, sellers behind on payments, short sales, landlord-tenant situations, and vacant properties.
Locations: Nationwide, including Cleveland
Closing costs: Sellers pay no closing costs. We Buy Houses covers them.
We Buy Houses has been BBB accredited since 2020 and holds an A+ rating. Google customer reviews for the We Buy Houses Cleveland office speak to reliability, responsiveness, and fairness. Clients express that it was a quick and easy process, and an overall great experience. Several reviewers mention team member “Steven” by name, with one writing, “Steven was very helpful navigating us through the process of selling our house.”
Website: webuyhouses.com/OH/Cleveland
Phone number: 216- 303-8558
Express Home Buyers Ohio
Express Homebuyers is a company founded in 2003 by Judson Allen and Brad Chandler to address the needs of home sellers facing various challenges, such as divorce, foreclosure, or inherited property. Their focus is on providing a respectful and efficient solution for sellers by offering a simple 3-step process. This process allows sellers to avoid the complexities of listing with a broker, paying commissions, and dealing with a lengthy closing process. Express Homebuyers can also assist with moving expenses. The company prides itself on its extensive experience, personalized service, and successful track record in buying homes directly from sellers, making the process hassle-free and helping sellers move on with their lives.
Location: Throughout Ohio
Closing costs: Sellers pay no closing costs; Express Home Buyers covers them.
Express Homebuyers is a BBB-accredited company with an A rating. The company has 4.4 stars on Google. One satisfied customer had a great experience with the company, mentioning that the entire staff was extremely helpful. They sold their rental property to Express Homebuyers. Despite having a renter in place, Express Homebuyers efficiently moved up the closing when the renter left early. The customer appreciated the quick and easy process and recommends Express Homebuyers to anyone planning to sell their home as-is.
Note: The BBB site reports a resolved complaint brought against Express HomeBuyers by the Office of the Attorney General for the District of Columbia (OAG). The lawsuit alleged that the company sent letters to DC homeowners falsely claiming that they owed past due property taxes and urging them to act quickly so they would not lose their home to a tax sale or foreclosure. In December 2022, Express Homebuyers paid a fine and entered into a Consent Order with the OAG that settles the allegations.
Website: expresshomebuyers.com/Ohio
Phone: 866-396-1973
Chris Buys Homes in Cleveland
Chris Buys Homes in Cleveland is a locally-owned and operated small business that serves as legitimate house buyers in the Cleveland area. With extensive real estate experience and strong relationships with clients, the company has gained a positive reputation in the community. They aim to assist local homeowners facing stressful situations and offer an alternative to dealing with Realtors, commissions, repairs, closing costs, and unqualified buyers. As real estate investors, their mission is to support their families while helping homeowners navigate the challenges of selling their properties.
Locations: Cleveland and nearby areas, including Medina, Lake, Cuyahoga, and Summit
Closing costs: Sellers pay no closing costs; Chris Buys Homes in Cleveland covers them.
Chris Buys Homes in Cleveland has been accredited by BBB since November 2022. The company holds a 4.9-star rating on Google reviews. One client expressed satisfaction saying, “The process was smooth and was done in under three weeks.” Another specifically mentioned that they would recommend the company to everyone due to the team’s expertise, genuine care, and attentiveness to their needs and desires. This positive feedback highlights the company’s reputation for being a trustworthy and customer-focused home-buying business in Cleveland.
Website: chrisbuyshomescleveland.com
Phone: 216-677-2169
Why sell your Cleveland house for cash?
There are plenty of valid reasons a Cleveland home seller may choose to work with a Cash-For-Homes company. Leading the list are the benefits of speed, certainty, and remarkable convenience.
In Cleveland, it typically takes around 73 days to sell a home on the market using an agent. That includes a median of around 30 days on the market, plus the typical 43 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 Cleveland, and it’s clear why these Cash-For-Homes groups are an attractive option, even though they don’t always offer top dollar for the homes they purchase.
Here are some common situations where selling your Cleveland house for cash could be a fitting option:
- Significant repair issues: Your home has extensive repair issues common in Cleveland, such as water leaks, roofing problems, damaged walls, or signs of rodents or termites.
- Urgent need to cash in: You need to sell quickly or move ASAP due to a divorce, medical need, financial strain, job relocation, or other pressing life change.
- Lack of funds for repairs: You don’t have the necessary funds or desire to make home repairs.
- Desire to avoid stress and work: You don’t want the stress, work, or headaches of prepping the home, coordinating showings, negotiating, or navigating a lengthy sales process.
- Privacy concerns: You desire the privacy of selling your property quietly off-market to a cash buyer.
- Facing foreclosure: You’re facing foreclosure and want to sell the home and settle your debts with the lender before the situation or credit history worsens.
- Inherited property: You want a convenient and fast way to unload an inherited property.
- Landlord issues: You’re a landlord who no longer wants to manage a rental property, or you want to relieve yourself of a problematic tenant.
- Elderly homeowners: You’re growing old and downsizing. Or you need to move in with a relative or into a care facility, prompting your family to sell the property for convenience or to fund the move.
- Out-of-state seller: You’re living out of state and desire the benefits of an easy, quick cash sale.
If you find yourself in any of these circumstances, requesting a cash offer from a We Buy Houses company might be a good option to consider. However, it’s essential to view this as a starting point in your search for solutions. Let’s look at a few more factors to consider.
Pros and cons of house-buying companies in Cleveland
House-buying companies in Cleveland offer homeowners a quick and convenient way to sell their properties, but they come with both pros and cons.
Pros
The primary benefits of selling to a house-buying company in Cleveland are speed and convenience. These companies can quickly purchase your home in any condition without requiring you to make repairs or preparations. Here’s a summary of the key advantages:
- Quick sales: House-buying companies can often close within a week or two, allowing you to move on with your plans without waiting for a traditional sale to close.
- No repairs needed: You can sell your home as-is, saving you time, effort, and money on repairs and preparations.
- Simpler process: The straightforward cash-buying process means you avoid dealing with showings, open houses, and negotiations, reducing stress and headaches.
- Certainty of sale: Unlike traditional sales that can fall through due to buyer financing issues, cash offers from house-buying companies are more reliable.
Cons
The most significant drawback of selling to a house-buying company is that they will likely offer less than market value for your home compared to selling on the open market with an experienced Cleveland real estate agent. Here’s a summary of the key disadvantages:
- Lower offers: House-buying companies typically offer below-market-value prices to ensure profitability after repairs and resale. For more offer details, see the FAQ section below.
- Lack of competition: Unlike listing on the open market, where multiple buyers may compete for your home, house-buying companies generally provide a single offer.
- No negotiating: There are often no negotiations on the offer price, as We Buy Houses companies typically have set formulas for determining their offers. It is generally a take-it-or-leave-it deal.
- Potential for scams: While most house-buying companies in Cleveland are legitimate, there are scammers out there. Be certain to do your due diligence and work with an established reputable business.
Curious What Your Home Is Worth?
Get a near-instant real estate house price estimate from HomeLight for free. Our tool analyzes the records of recently sold homes near you, your home’s last sale price, and other market trends to provide a preliminary range of value in under two minutes.
Vet cash buyers and know your home’s worth
It’s essential to carefully vet potential buyers and understand your home’s worth. The integrity and service you experience from a Cleveland We Buy Houses for Cash company can significantly vary depending on the character of the person or group making the offer.
Before committing to a cash offer, thoroughly vet the company — check online reviews, read testimonials, and research their presence and performance in the market. In addition, make sure to read the buying agreement carefully before signing.
HomeLight suggests you consult with an experienced Cleveland agent to get a better idea of what your home might be worth if sold on the open market. Then, compare your cash offer. HomeLight can connect you with a top-performing agent in your local market. 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 Cleveland home quickly
iBuyers
iBuyers, or instant buyers, are companies that use automated valuation models to quickly estimate home values and make all-cash offers. They typically target homes in good condition, offering prices closer to market value. The process is quick, often taking just a few days to two weeks.
However, iBuyers like Opendoor and Offerpad usually charge service fees of 5%-6%. This option suits sellers with properties in good condition and in areas with similar neighborhood housing.
Listing with an agent
Although not a typical Cash-For-Homes option, listing with a top Cleveland real estate agent can lead to a fast sale in a seller-friendly market. An experienced agent can strategically price and market your home, potentially yielding higher selling prices. HomeLight data shows that the top 5% of agents sell homes for up to 10% more than average agents.
An agent can also provide a comparative market analysis (CMA), helping you calculate your home’s value based on similar recent sales in your area. This tool can assist in pricing your home for a quick sale. Many agents will provide a free CMA to help you make an informed decision about selling to a house-buying company.
Additionally, some agents may be able to link you with local buyers willing to make cash offers close to market value. If you’re interested in this option, HomeLight can connect you with a top-performing agent in your area.
FAQs on Cleveland house-buying companies
By and large, most We Buy Houses for Cash companies in Cleveland 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 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 Cleveland We Buy Houses for Cash 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 Cleveland Craftsman or Colonial Homes could sell for $115,000 after repairs, but it’s going to need $15,000 of work to get there.
($115,000 x .70) – $15,000 = $65,500
In this example, a Cleveland We Buy Houses company might offer you around $65,500 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 Cleveland We Buy Houses for Cash company, you will likely be coming to grips with a two-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 the offer is accepted. On the other side, 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 is going to be the price you walk away with at the end of the deal. Of course, it’s always a good idea to flat-out ask the company if there are any hidden program fees that might impact your bottom line.
- Research and vet the house-buying companies that serve your Cleveland area. 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 for Cash in Cleveland vs. top Cleveland agent
Another helpful exercise is to compare how a We Buy Houses for Cash 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 for Cash company in Cleveland | Sell with a top Realtor in Cleveland |
| Selling timeline | 7 to 30 days | 73 days average; 30 to attract an offer, 43 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 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 | 3%-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 put together one example of how net proceeds may differ between selling a home to a We Buy Houses for Cash company and an agent-assisted sale.
Let’s say your home in Cleveland is currently worth about $115,000 and needs about $15,000 in repairs. Once the repairs are completed, the home might be worth around $130,000.
| Sell to a We Buy Houses for Cash company in Cleveland | Sell with a top Realtor in Cleveland | |
| Estimated sale price | ($130,000 x .70) – $15,000 = $76,000 | $115,000 |
| Market preparations | 0 | $1,150 (1% of sale price) |
| Agent commissions | 0 | $3,450 (3%* of sale price) |
| Closing costs | 0 | $1,725 (1.5%) |
| Estimated take-home for seller | $76,000 | $108,675 |
As this example illustrates, financially, it’s usually in your best interest to partner with an experienced real estate agent.
Agent commission changes
*On March 15, 2024, the National Association of Realtors (NAR) announced a landmark lawsuit settlement that will change the way real estate agent commissions are handled in the future. These changes will “decouple” seller and buyer agent compensation. Industry experts predict that this decoupling will likely lower agent fees and give buyers the ability to negotiate commission amounts directly. Learn more.
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
- Speed and convenience: We Buy Houses companies in Cleveland offer a fast and convenient way to sell your property, particularly if it needs repairs or you’re facing an urgent situation.
- All-cash offers: These companies make all-cash offers, enabling sellers to quickly receive proceeds and move forward with their plans.
- No need for repairs: Cash-for-homes companies buy properties in any condition, eliminating the need for costly and time-consuming repairs.
- Varying integrity and service: The level of service and fairness can vary among cash buyers. It’s essential to vet the company, check reviews, and research its market presence.
- Other selling options: Consider alternatives like iBuyers for homes in good condition or listing with a top Cleveland agent who can provide a comparative market analysis and potentially connect you with buyers offering closer to market value.
If you’re a homeowner considering a Cleveland Cash-For-Homes company, it’s wise to gather multiple offers and weigh your options before making a commitment.
At HomeLight, we’re here to assist you with your real estate needs, whether you’re looking for a no-obligation cash offer or seeking to consult with a top-performing Cleveland agent to help you sell your home quickly and at the best price. Let us help you make an informed and confident decision.
Header Image Source: (DJ Johnson/ Unsplash)
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