5 Top We Buy Houses for Cash Companies in Indiana
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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.
If you’re an Indiana homeowner in need of a quick sale, you might have considered “We Buy Houses” companies. These businesses typically offer all-cash deals for homes that may need some TLC, making them an option for those who don’t have the time, money, or expertise for repairs. A cash sale can be a lifeline in an unexpected or urgent situation, providing fast proceeds to move on with your life plans.
Selling to a cash-for-homes company can be a welcome solution; however, it’s crucial to weigh the benefits against the potential downsides. Is this the best choice for your circumstances?
In this post, we’ll explore the pros and cons of partnering with house-buying companies in Indiana. You’ll learn about popular local firms and discover alternative options for a swift home sale.
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Disclaimer: This post is for educational purposes and does not constitute legal or financial advice. Links and mentions of Indiana area “we buy houses” companies should not be considered an endorsement.
Working with house-buying companies in Indiana
Selling your home quickly to a house-buying company in Indiana can be an appealing option, especially if you’re in a hurry or your home requires significant repairs. Get to know the basic steps involved in this process:
1. Contact the company: Reach out to a reputable house-buying company in Indiana. Provide them with basic information about your home, such as location, size, and condition.
2. Schedule a home assessment: The company will usually schedule a visit to assess your home. This will help them determine the property’s value and the appropriate cash offer.
3. Receive an offer: After the assessment, the company will make an all-cash offer for your property. This offer may be below market value, but it’s typically a fast and convenient process.
4. Review the offer: Take your time to review the offer and consider whether it aligns with your needs. You can choose to accept or reject the proposal.
5. Complete the paperwork: If you accept the offer, you’ll sign the necessary paperwork to finalize the sale. A trusted title company or attorney can assist with this step.
6. Get your cash: Once the paperwork is completed, the company will close the deal and provide you with cash, usually within a few days to a week.
Popular We Buy Houses for Cash companies in Indiana
If these benefits of selling to a house-buying company in Indiana sound 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 parents’ Colonial-style or contemporary-style home. By selling to one of these companies, you should be able to sell your Indiana home in as little as a week or two.
317 Home Buyers
317 Home Buyers, founded by Darren Finney in 2016, is more than a real estate firm — it’s a company born out of personal experience and empathetic service. Darren, after a 22-year stint in the U.S. Marine Corps, transitioned into real estate following the emotionally draining process of selling his grandfather’s home. A member of several prestigious real estate associations, Darren leverages his professional credentials and personal experiences to provide tailored solutions for homeowners. His unique perspective allows 317 Home Buyers to not only pay cash and close quickly, but also to truly understand and address the specific needs of their clients.
Locations: Beech Grove, Cumberland, Fortville, Greenfield, Greenwood, Lawrence, McCordsville, Noblesville, Carmel, Speedway, Westfield, Zionsville
Closing costs: 317 Home Buyers will often pay closing costs.
317 Home Buyers has been BBB accredited since 2020 and holds an A+ BBB rating. Reviews of 317 Home Buyers emphasize the company’s honest, fair, and responsive service. Clients appreciate the convenience and ease of selling their properties, even those in less-than-ideal condition. The company’s understanding approach during potential post-closing issues has also been highlighted. Overall, customers have found working with 317 Home Buyers to be a stress-free experience, and many express relief at being able to move on from unwanted properties without hassle, while receiving a fair price for their homes. They have a Google rating of 5.0.
Website: 317homebuyers.com
Phone number: 317-623-4734
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Indiana (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 Indiana.
With Simple Sale, you can get a no-obligation, all-cash offer in as little 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 Indiana
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
Virtue Cash Buyers
Virtue is a family-run business founded in 2017 by Alain Perez-Majul, who maintains day-to-day operations and cherishes building relationships with clients. The company takes pride in helping individuals navigate difficult situations by purchasing their homes. Alain’s mother, Margot, serves as the heart and backbone of the operation, contributing to the financial management of the business. Aside from the operational tasks, Virtue is about enjoying life, including hobbies like playing sports, traveling, and spending quality time with family – emphasizing a very human touch to the property-buying business.
Locations: Indiana and surrounding areas
Closing costs: Virtue Cash Buyers will pay closing costs.
Reviews of Virtue Cash Buyers are consistently positive, highlighting their reliability, promptness, and personalized approach. Clients appreciate the professionalism and patience of the staff, particularly in understanding the unique needs of each homeowner. The team’s knowledge of the home-buying process is highly commended. The company’s efficient communication throughout transactions, leading to quick and seamless sales, is a standout characteristic. They have a Google rating of 4.9. The company is rated A+ but is not BBB accredited.
Website: virtuecashbuyers.com
Phone number: 317-268-5097
Simple Quarters
Founded by a team of dedicated real estate experts, Simple Quarters is a well-established home buyer in Indiana, recognized for purchasing hundreds of homes across Indianapolis and surrounding regions. The company differentiates itself by offering a stress-free and efficient home selling experience, providing offers within 24 hours regardless of the home’s condition or situation. Sellers have the liberty to select the closing date, and they are spared from typical selling burdens such as costly repairs, cleaning, staging, and scheduling hassles.
Locations: Indianapolis and surrounding areas
Closing costs: Sellers pay no closing costs; Simple Quarters covers them.
Simple Quarters has been BBB accredited since 2017 and holds an A+ rating. The company has received positive reviews from clients who appreciate its straightforward, efficient, and hassle-free approach to home buying. Clients particularly commend their fair pricing, quick closing times, and excellent customer service. They have been described as respectful and supportive, ensuring smooth transitions for sellers. Their professionalism and reliability have fostered long-term relationships with clients, with many praising the smooth and easy process, even when selling multiple properties. They have a Google rating of 4.9.
Website: simplequarters.com
Phone number: 317-886-1824
Matt Buys Indiana Houses
Founded in 2017 by local resident Matt Vukovich, Matt Buys Indiana Houses has built a credible reputation, purchasing over 300 houses and helping numerous homeowners navigate difficult situations. The company, run by Matt and his wife, Jazmin, has strong roots in the Goshen community and actively supports community initiatives such as the local Jail Ministry, Teen Challenge, and Jobs for Life. The team stands out for its commitment to problem-solving, integrity, and personal development. Operating under a set of clearly defined core values, they consistently strive to provide exceptional service to each client.
Locations: Bristol, Dunlap, Elkhart, Fort Wayne, Goshen, Granger, Middlebury, Millersburg, Mishawaka, Nappanee, New Carlisle, New Paris, Osceola, Plymouth, Southbend, St. Joseph, Syracuse, Wakarusa, Warsaw, La Porte, Michigan City
Closing costs: Sellers pay no closing costs; Matt Buys Indiana Houses covers them.
Matt Buys Indiana Houses has been BBB accredited since 2022 and holds an A+ rating. Clients speak highly of the family-owned company, often citing the speed, convenience, and fairness of transactions. The team’s hands-on approach and transparency instill a sense of trust and ease throughout the process. Reviewers praise the staff for handling difficult situations, such as property inheritance or failed renovations, with patience and understanding. Clients appreciate the fact that there are no extra costs, such as inspection or appraisal fees, and the flexibility offered in scheduling closings. Matt’s professional and respectful conduct has also garnered much admiration, leading to numerous recommendations. They have a Google rating of 4.9.
Website: mattbuysindianahouses.com
Phone number: 574-601-3340
Why sell your Indiana house for cash?
There are plenty of compelling reasons an Indiana 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 Indiana, it typically takes around 73 days to sell a home on the market using an agent. That includes about 30 days on the market to get a signed contract, 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 Indiana, 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.
Let’s take a quick look at some of the most common reasons Indiana homeowners decide to go this route instead of listing their property the traditional way.
- Major repairs needed: Your home has significant repair issues common in Indiana, such as mold or moisture problems due to humidity.
- Urgent need for cash or relocation: You need to cash in quickly or move ASAP due to a divorce, medical need, financial strain, job relocation, or other pressing family or life change.
- Lack of funds or desire for repairs: You don’t have the necessary funds or desire to make home repairs.
- Avoiding stress and complexity: You don’t want the stress, work, or headaches of prepping the home, coordinating showings, negotiating, or navigating a lengthy or complex sales process.
- Desire for privacy: You desire the privacy of selling your property quietly off-market to a cash buyer.
- Facing foreclosure: You are facing foreclosure and want to sell the home and settle your debts with the lender before the situation (or credit history) gets worse.
- Inherited property: You want a convenient and fast way to sell an inherited property.
- Relief from rental property: You’re a landlord who no longer wants to manage a rental property, or wants to relieve themselves of a problem tenant.
- Elderly relocation: You’re growing old and moving in with a relative or into a care facility, prompting your family to sell the property for convenience or to help fund the move.
- Living out of state: You are living out of state and desire the benefits of an easy, quick cash sale.
If you find yourself in any of these situations, considering a cash offer from a We Buy Houses company might be a good starting point. However, there is more to consider.
Pros and cons of house-buying companies in Indiana
There are benefits and drawbacks to consider when selling your home to a house-buying company in Indiana. It’s important to weigh these factors to determine if it’s the right choice for your situation.
Pros
One of the biggest advantages of selling to a house-buying company in Indiana is the speed of the transaction. These companies often buy your home in any condition, eliminating the need for repairs or preparations.
Here are some key benefits to consider:
- Quick closings: You can typically close the deal and receive your cash within days to a week, making it an ideal option for urgent situations.
- No need for repairs: House-buying companies will usually buy your home as-is, saving you time and money on repairs or upgrades.
- Simple, low-stress process: Selling to a cash-for-homes company often involves less paperwork and fewer steps than a traditional sale, simplifying the entire process.
- No public showings: Avoid staging, open houses, and multiple showings that can disrupt your daily life and privacy.
Cons
The most significant drawback of selling to a house-buying company in Indiana is that you’ll likely receive less than market value for your home compared to selling on the market with an experienced real estate agent.
Here are some key drawbacks to consider:
- Lower offers: House-buying companies typically offer below market value to ensure a profit margin, which means you might get less than your home is worth.
- Less competition: Unlike listing your home on the market, where multiple buyers might compete, selling to a house-buying company means you only receive one offer. Most cash offers are take-it-or-leave-it.
- Pressure tactics: We Buy Houses companies know that homeowners in need of a speedy sale are often dealing with an urgent situation. While many provide real solutions, some businesses take advantage of this urgency, and you may feel pressured to accept a less-than-favorable offer.
- Potential for scams: Some house-buying companies may not be reputable, so it’s crucial to vet the company thoroughly before agreeing to a sale.
You can alleviate several of these drawback concerns by making certain you are working with a trusted house-buying company in Indiana.
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
The level of integrity and service you’ll experience from an Indiana house-buying company can vary widely, and your selling journey will largely depend on the character of the person or group making the offer. Before committing to a cash offer, take the time to vet the business thoroughly. Check reviews, read testimonials, and research the company’s presence and performance in the market.
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 your cash offer. HomeLight can connect you with a top-performing agent in your Indiana market. You can also use HomeLight’s Home Value Estimator to get an initial ballpark estimate in less than two minutes.
Lastly, make sure to read the buying agreement carefully before signing. Ensuring you’re well-informed can help you secure a fair deal and a positive selling experience.
Other options to sell your home quickly
iBuyers
Instant buyers or iBuyers use automated valuation models to provide near-instant home value estimates, offering a mostly online selling experience. They’re known for providing all-cash offers, usually closer to market value, for homes in better condition. The process is quick, often taking only a few days to two weeks.
However, iBuyers like Opendoor and Offerpad typically charge service fees of 5%-6% and are best suited for sellers with homes in good condition in regions with homogeneous housing.
Listing with an agent
You might wonder why we’re including listing with an agent in a cash-for-homes article. Even if you are in a hurry to sell, it’s wise to look at all your options. Listing with a top real estate agent in a seller-friendly market can lead to a fast sale, especially with strategic pricing and marketing. In addition, HomeLight’s data shows that top agents typically sell homes for up to 10% more than average agents.
An experienced agent can also provide valuable insight through a comparative market analysis (CMA), helping you calculate your home’s value and determine an appropriate listing price. Some agents may even connect you with buyers willing to make a cash offer closer to market value. Many agents offer a free CMA and consultation, which can be useful in weighing your options before selling to a house-buying company.
If you’re interested in the agent option, HomeLight can connect you with top-performing real estate agents in your area.
FAQs on Indiana house-buying companies
By and large, most We Buy Houses for Cash companies in Indiana 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 Indiana 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 Indiana Colonial-style home could sell for $265,000 after repairs, but it’s going to need $30,000 of work to get there.
($265,000 x .70) – $30,000 = $155,500
In this example, an Indiana We Buy Houses company might offer you around $155,500 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 85%-95% of market value while charging a fee for their services.
When you accept an offer from a We Buy Houses for Cash company in Indiana, 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.
1. Research and vet the house-buying companies that serve your Indiana market. Our list above is a good place to start.
2. Submit offer requests to a few of the companies you like best.
3. Schedule any required on-site property visits.
4. Compare offers. Weigh the pros and cons and choose the best option for you.
5. 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 Indiana vs. top Indiana agent
Another helpful exercise is to compare how a We Buy Houses for Cash company might stack up against working with an Indiana 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 Indiana | Sell with a top Realtor in Indiana |
| 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 | 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 Indiana is currently worth about $265,000 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth around $290,000.
| Sell to a We Buy Houses for Cash company in Indiana | Sell with a top Realtor in Indiana | |
| Estimated sale price | ($290,000 x .70) – $25,000 = $178,000 | $265,000 |
| Market preparations | 0 | $2,650 (1% of sale price) |
| Agent commissions | 0 | $15,370 (5.8% of sale price)* |
| Closing costs | 0 | $3,975 (1.5%) |
| Estimated take-home for seller | $178,000 | $243,005 |
As this example illustrates, financially, it’s usually in your best interest to partner with an experienced Indiana 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: House-buying companies in Indiana offer a fast, convenient way to sell your home, especially if you’re in an urgent or unexpected situation.
- No need for repairs: These companies will buy your home in any condition, saving you time and money on repairs or preparations.
- Lower offers: Generally, you can expect a lower offer than market value when selling to a house-buying company compared to selling on the market with an experienced real estate agent.
- Vet the buyer: Before committing to a cash offer, vet the company thoroughly by checking reviews, reading testimonials, and researching its market presence and performance.
- Know your home’s worth: Understand your home’s value by getting an independent appraisal or consulting with a real estate agent. Read the buying agreement carefully before signing.
- Other options: Consider other quick sale options like iBuyers for homes in better condition or listing with a top real estate agent in a seller-friendly market.
Before making a commitment to a Cash-For-Homes company in Indiana, gather multiple offers and take the time to weigh your options. Consider consulting with a top Indiana agent for expert insights on how soon, and for how much, your home might sell on the market. You can also use our Simple Sale platform to be connected to the largest network of trusted cash buyers in the U.S.
Whatever you decide, HomeLight would be happy to help with your real estate needs.
Header Image Source: (Adam Bouse / Unsplash)
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