6 Top We Buy Houses for Cash Companies in East Texas
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Sandy John, Contributing AuthorClose
Sandy John Contributing AuthorSandy John is a freelance writer and editor who specializes in real estate, homeownership, and personal finance articles. Previously the real estate editor for The Atlanta-Journal Constitution, her byline has appeared in several national and regional publications. Sandy has purchased homes in four cities and she has lost track of how many DIY home-improvement projects she’s done.
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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.
A swift, straightforward home selling process is sometimes necessary for East Texas homeowners, especially when dealing with an urgent life situation. Those facing foreclosure, navigating a divorce, or inheriting a property requiring significant repairs often prefer a quick home sale to get the cash they need to move forward with their lives. In such cases, “We Buy Houses” East Texas companies can help.
These businesses make all-cash offers for distressed homes, allowing sellers to avoid the hassle and huge costs of preparing their homes for prospective buyers. If you need to sell your East Texas home quickly, a We Buy Houses for Cash company could be the best solution.
However, before you request a cash offer, it’s important to understand how much an East Texas house-buying company might offer for your home and weigh your options. Once you’re familiar with the process, you can opt to select a company on our list of some of the top contenders and get moving.
Need to Sell Your House in East Texas?
Get an all-cash, no-obligation offer through HomeLight’s Simple Sale platform whenever you’re ready. Receive your offer in as little as 24 hours and close in as few as 10 days. No showings, no repairs, no open houses. Available to sellers in East Texas.
Disclaimer: This post is for educational purposes only and does not constitute legal or financial advice. Links and mentions of East Texas “We Buy Houses” companies should not be considered endorsements.
Working with house-buying companies in East Texas
We Buy Houses companies in East Texas typically promise quick, convenient all-cash offers and exceptionally speedy closings, often wrapping up the property sale in as few as seven days. These house-buying companies have polished their processes to help sellers who need to move ASAP, and tend to target distressed homes in need of repairs.
Here’s how the process generally works:
- Contact the company: Find a reputable house-buying company in East Texas and provide them with details about your property.
- Schedule an evaluation: The company will schedule a time to visit your home and assess its condition and value.
- Receive an offer: After the evaluation, the company will present you with a cash offer, typically within 24 to 48 hours.
- Accept the offer: If you agree to the terms, you will accept the cash offer and proceed with the sale.
- Close the deal: The company will handle the necessary paperwork and coordinate the closing process, often within a few weeks.
- Receive your payment: At closing, you will receive the agreed-upon cash amount, and the transaction is complete.
Popular We Buy Houses for Cash companies in East Texas
If the quick process of selling to a house-buying company in East Texas sounds good to you, it’s time to find a legitimate operation you can trust.
We’ve compiled some of the top companies that will pay cash for your parent’s brick ranch house or Colonial. By selling to one of these companies, you should be able to sell your East Texas home in as little as a week or two.
Note: Individual program details frequently change. Please visit the company’s website for the most up-to-date information. HomeLight always recommends doing your own research to determine which selling option is best for your situation.
We Buy Houses
We Buy Houses calls itself “the original cash homebuyer.” It was founded in 1997 and is headquartered in the Dallas-Fort Worth area. The company boasts more than a hundred offices throughout the United States. Each office is independently owned and operated by a local real estate professional. In East Texas, We Buy Houses is active in Beaumont, Tyler, Port Arthur, Texarkana, and communities near those cities. The company says it buys homes, condos, land, and other real estate “in any condition and in any price range.”
Locations: Nationwide, with offices in more than 30 states
Closing costs: Sellers pay no closing costs; We Buy Houses covers them.
We Buy Houses has been accredited by the Better Business Bureau (BBB) since 2020 and holds an A+ rating. Nationwide, customer reviews for We Buy Houses are generally positive and speak to the professionalism of the company’s representatives and the ease of working with them. Reviewers express appreciation for the quick process. However, because each office is independently owned, reviews may vary by location. Google has only one rating for We Buy Houses in East Texas, a 5.0-star review of the Beaumont office with no commentary. There are no reviews of other locations.
Website: webuyhouses.com/TX/Beaumont/
Phone number: 409-219-0330
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in East Texas (and across the country) can request a cash offer for their home. It has one of the largest networks of cash buyers on its platform, and 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 East Texas. With this platform, you can get an all-cash offer in as few as 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 East Texas
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 4.6 stars on Google based on more than 500 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.
Website: homelight.com/simple
Phone: 844-488-8455
East Texas Property Buyers
East Texas Property Buyers purchases properties in East Texas cities, such as Texarkana, Port Arthur, Beaumont, Brownsville, Nacogdoches, Quitman, and Carthage.
This family-owned firm helps people sell fast and dispose of properties in foreclosure. The owners are real estate investors who fix up the properties they buy, then either rent them out or sell them to someone else.
Locations: Canton, Henderson, Tyler, Kilgore, and neighboring cities
Closing costs: East Texas Property Buyers doesn’t charge fees or commissions if you sell them your home, and they cover all closing costs.
East Texas Property Buyers has a 5.0-star rating on Google, with customers highly recommending the company to others who need to sell a home quickly. Reviewers say the process went very smoothly and that the company’s representatives kept them well-informed during the purchase and closing process. Many reviewers mentioned the professionalism of the people they worked with.
Website: easttexaspropertybuyers.com
Phone number: 903-402-1279
Texas Land & Home
Texas Land & Home buys homes in Tyler and surrounding towns such as Jacksonville, Kilgore, Palestine, Terrell, Longview, and Marshall. The company was founded in 2019 by a Tyler, Texas, native familiar with the local real estate market. The co-founder is a Venezuela native with a finance degree and more than 10 years of experience working with major consumer product companies.
Locations: Tyler, Texas
Closing costs: Sellers pay no closing costs; Texas Land & Home covers them.
Texas Land & Home is a 4.9-star rating on Google, with more than 30 reviews. Reviewers speak to the company’s professionalism and knowledge of local real estate. They praise the company’s responsiveness and attention to detail and enthusiastically recommend that others consider using the company’s services.
Website: texaslandhome.com
Phone number: 903-202-2220
We Buy Ugly Houses/HomeVestors
We Buy Ugly Houses has been in the real estate business since 1996 and has purchased more than 140,000 homes over time. The company works with more than 1,100 independent buyers who acquire homes from owners who need to sell quickly. They renovate the properties and then keep them as rental units or sell them to investors or individuals who want to buy a home.
The company operates a franchise system with franchisees in 46 states. Franchise owners must follow the company’s guidelines governing responsible business practices.
Locations: Nationwide, including East Texas
Closing costs: Sellers pay no closing costs; We Buy Ugly Houses covers them.
The Tyler-Longview We Buy Ugly Houses franchise received several positive reviews on Google, generating a high 4.3 rating. One reviewer praised the company for relieving the stress of having to sell a home while living in another state. Other reviewers noted they were treated with professionalism, and the process went very smoothly. Because We Buy Ugly Houses and HomeVestors are franchise locations, consumer experiences may vary from location to location.
Website: webuyuglyhouses.com/tyler-longview
Phone number: 877-415-6581
409 Cash Home Buyers
409 Cash Home Buyers is owned and operated by Rick Edgeworth, a South Texas native with more than 20 years of experience in real estate. He and his family members and coworkers have extensive experience in buying, selling, building, renovating, and flipping houses. They leverage this expertise to assist local homeowners in finding solutions for problematic properties they want to sell.
Locations: Beaumont, Texas, and surrounding areas in Southeast Texas
Closing costs: Sellers don’t pay any fees or commissions. 409 Cash Home Buyers may offer to pay the closing costs.
409 Cash Home Buyers has a 4.7-star rating on Google. Customer reviews speak to the owner’s honesty, professionalism, and follow-through on promises. They expressed appreciation that the transaction was “no hassle, no stress” and that the company focused on solving the seller’s problems.
Website: 409cashhomebuyers.com
Phone number: 409-405-6655
Why sell your East Texas house for cash?
There are plenty of valid reasons an East Texas 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 East Texas, it typically takes about 109 days to sell a home on the market using an agent. That includes an average of 65 days listed on the market until a signed contract plus the typical 44 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 East Texas, 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 of the most common reasons homeowners choose to sell their homes for cash:
- Job relocation: You need to move quickly for a new job and can’t wait for a traditional home sale.
- Divorce: You want to quickly divide assets and move on with your life.
- Inherited property: You’ve inherited a house and prefer a quick sale over dealing with maintenance or renting.
- Downsizing: You’re looking to move into a smaller home or retirement community without the hassle of prepping and showing your current home.
- Repairs needed: Your home requires significant repairs that you can’t afford or don’t want to manage.
- Avoiding open houses: You prefer to avoid the stress and inconvenience of multiple showings and open houses.
- Foundation issues: Your home has structural problems, making it less attractive to traditional buyers.
- Foreclosure: You’re facing foreclosure and need to sell quickly to settle your debts.
- Problem tenants: You’re a landlord tired of managing tenants and want to sell your rental property quickly.
- Selling from out of state: You own a property in East Texas but live elsewhere and want the ease of a fast, remote sale.
If you are a homeowner facing any of these circumstances, requesting a cash offer from a We Buy Houses company might be a good option to consider. However, it’s prudent to think of this as a starting point in your search for solutions. You won’t know if it’s your best move until you know more about other options available to you, which we’ll help you review in a minute.
Pros and cons of house-buying companies in East Texas
At this point, you’ve probably noticed that We Buy Houses for Cash companies in East Texas can trigger a mixed bag of thoughts that can be difficult to sort. You may like the idea of speed and convenience, but you might be concerned that you’re passing up financial opportunities.
In this next section, we’ll walk you through some of the pros and cons of using a We Buy Houses company so you can better consider your options.
Pros
One of the biggest pros of working with a house-buying company in East Texas is that they offer speed and will buy your house in any condition without needing repairs or preparations. Here are some key benefits at a glance:
- Speedy transaction: You can typically sell your house in as few as seven to 10 days, providing a quick solution for urgent situations.
- As-is sale: Companies will buy your house as-is, meaning no repairs or cleaning are required before the sale.
- Guaranteed deal: These companies offer firm cash deals with few or no contingencies, ensuring a smoother, more predictable process.
- Convenient process: Skip the hassle of showings, open houses, and negotiations, making the sale process much easier and less stressful.
Cons
The most significant con of selling to a house-buying company is that they will likely offer you below market value for your home compared to selling on the market with an experienced real estate agent. Here are some of the key drawbacks:
- Lower offers: Expect offers to be lower than what you might receive on the open market.
- Scam proposals: Be cautious of scams and dishonest companies; always vet your buyers.
- Limited negotiation: There’s typically little to no room for negotiating the price.
- No agent expertise: You miss out on the professional guidance and market knowledge that a real estate agent provides.
Your home is more than a place where you make memories with family; it’s also likely your biggest asset. Sure, you want to sell quickly, but you could be leaving major money on the table if you don’t consider all possible selling options.
Always do your research, compare your options, and consult with a trusted advisor before accepting any offer.
Vet cash buyers and know your home’s worth
For many home sellers in East Texas, We Buy Houses for Cash companies can be a solid solution to get a property sold quickly or to access cash for an expected life challenge. On the other hand, the “cash for your home” rehabbing business model has also led to what some housing advocates call predatory tactics.
The level of integrity and customer service you experience can vary, even within an established house-buying company that strives to maintain consistent business standards. This is because many We Buy Houses for Cash companies are franchises and often use independent investors or local wholesaling outfits. Your experience greatly depends on the character of the person or group making the offer.
If you are considering a cash offer, vet the company thoroughly. Check reviews, read testimonials, and research its presence and performance in the market. And, of course, read the buying agreement carefully before signing.
Get a home value estimate
Before committing to a We Buy Houses for Cash company, HomeLight suggests you consult with a top agent to get a better idea of what your home might be worth if sold on the open market. Then, compare cash offers to what a top agent might be able to get for your home.
HomeLight can connect you with a top-performing agent in Texas. You can also use HomeLight’s free Home Value Estimator right now to get an initial ballpark estimate in less than two minutes.
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.
Other options to sell your home quickly
iBuyers
iBuyers, or instant buyers, use automated valuation models (AVMs) to offer near-instant home value estimates. They provide a mostly online experience, offering all-cash deals typically closer to market value for homes in good condition. The iBuyer process from offer to closing is quick, usually within a few days to two weeks. However, companies like Opendoor and Offerpad charge service fees of 5% to 6%.
Listing with an agent
Listing with a top real estate agent can also result in a fast sale, especially in a seller-friendly market. An agent can provide a comparative market analysis (CMA), which helps determine an appropriate listing price and estimate the time to sell. Many agents offer CMAs, often free.
Partnering with a proven agent can yield the highest selling price and they may even connect you with buyers offering cash closer to market value. If you are interested in exploring the agent option, HomeLight can connect you with a top-performing real estate agent in your area today.
FAQs on East Texas house-buying companies
By and large, most We Buy Houses for Cash companies 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 it’s legitimate.
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 BBB website. Watch for anything that just doesn’t seem right.
Most We Buy Houses for Cash companies apply the 70% rule, meaning they’ll offer you about 70% of your home’s after-repair value (ARV) and deduct 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 East Texas three-bedroom ranch could sell for $200,000 after repairs, but it’s going to need $30,000 of work to get there.
($200,000 x .70) – $30,000 = $110,000
In this example, an East Texas We Buy Houses company might offer you about $110,000 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 they 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 We Buy Houses for Cash company, you will likely be coming to grips with a two-edged sword. On 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. Most 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 ask the company if there are any hidden program fees that might affect your bottom line.
- Research and vet the house-buying companies that serve your 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 East Texas vs. top East Texas 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 East Texas | Sell with a top Realtor in East Texas |
| Selling timeline | 7 to 30 days | 109 days average; 65 to attract an offer, 44 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 the 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 | 3% to 5.8% of the home sale price |
| 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 traditional-style home in East Texas is currently worth about $300,000 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth about $325,000.
| Sell to a We Buy Houses for Cash company in East Texas | Sell with a top Realtor in East Texas | |
| Estimated sale price | ($325,000 x .70) – $25,000 = $202,500 | $300,000 |
| Market preparations | 0 | $3,000 (1% of sale price) |
| Agent commissions | 0 | $9,000 (3% of sale price) |
| Closing costs | 0 | $4,500 (1.5% of sale price) |
| Estimated take-home for seller | $202,500 | $283,500 |
As this example illustrates, it’s usually in your best financial interest to partner with an experienced real estate agent.
However, net proceeds are not the only consideration when selling a home. What’s best for your situation will depend on the condition of your property, the level of repairs 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
- We Buy Houses for Cash companies in East Texas allow you to conveniently sell your home in as few as seven days with no repairs, open houses, or showings.
- There are a number of reputable cash-for-homes companies serving East Texas, and it’s important to vet each potential partner to ensure your selling needs are met.
- Using a We Buy Houses company could mean leaving a significant amount of money on the table compared to an agent-assisted or iBuyer sale.
- HomeLight’s Simple Sale platform provides no-obligation, all-cash offers for homes in almost any condition in East Texas. Because the platform has partner investors with different buying parameters across the region, it can be a great starting point if you aren’t sure who would buy your home.
House buying companies can be a good alternative for East Texas sellers in need of a quick home sale, but it’s important to consider both the benefits and drawbacks. When it comes to selling your home, it’s wise to avoid making any hasty decisions.
Before making a commitment to a cash-for-homes company, gather multiple offers and take the time to consider your options. Consider consulting with a top agent for expert insights on how soon and for how much your property might sell on the market. Whatever you decide, HomeLight would be happy to help with your real estate needs.
Header Image Source: (fotoluminate / Depositphotos)
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