6 Top We Buy Houses for Cash Companies in Louisville
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Meaghan Hunt, Contributing AuthorClose
Meaghan Hunt Contributing AuthorMeaghan Hunt is a writer and editor based in Oklahoma City. She has over a decade of experience writing and editing for the web, magazines, and print publications, and has spent the last several years focused on personal finance topics including real estate. She is a contributing writer for HerMoney Media. Hunt holds an MLIS degree and believes in empowering homebuyers and sellers by connecting them with accessible, digestible, and authoritative information.
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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.
We Buy Houses companies in Louisville make all-cash offers for homes that often need some work, enabling sellers who lack the time, expertise, and money for repairs to move quickly and receive the cash proceeds from their home sooner if they need it.
Whether you are moving to care for a family member, relocate for work, or are simply seeking big-city amenities like stronger public transportation, you may be looking to move away from Louisville on your own timeline – not on that of the local real estate market.
If you need to sell your Louisville 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 a Louisville 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 Fast in Louisville?
Get an all-cash, no-obligation offer through HomeLight’s Simple Sale platform whenever you’re ready. Receive your offer in 24 hours and close in as few as 10 days. No showings, no repairs, no open houses. Available to sellers in Kentucky.
Disclaimer: This post is for educational purposes and does not constitute legal or financial advice. Links and mentions of Louisville “we buy houses” companies should not be considered an endorsement.
Working with house-buying companies in Louisville
We Buy Houses companies in Louisville typically promise quick, all-cash offers and ultra-fast closings, often in as few as seven days. They tend to target distressed properties in need of repairs, and work with sellers who need to move ASAP.
Here’s how the process generally works:
- You request an offer and provide the company with some information about your home. Some companies may make a preliminary offer at this stage, but it’s usually subject to change once they’ve inspected your property.
- The company completes a walk-through of your property, usually within 24 to 48 hours.
- The company makes a firm offer (usually within 24 hours, sometimes on-site after the walk-through) which you can accept or decline. Most of these companies will not negotiate on price, so the offer is a take-it-or-leave-it scenario.
- If you accept the offer, you’ll both sign a contract and the closing process will begin. Some companies offer a large deposit or moving cost assistance, and a few may even pay for the home upfront.
- Closing and getting paid is quick, typically within seven days to a few weeks. This can vary by company, and sellers who work with a house-buying company often enjoy flexibility in selecting a move-out date that works for them.
Popular We Buy Houses for Cash companies in Louisville
If these benefits of selling to a house-buying company in Louisville 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 parent’s shotgun or craftsman house. By selling to one of these companies, you should be able to sell your Louisville home in as little as a week or two.
Note: Individual program details frequently change — please visit a company’s website for the most up-to-date information on each program’s fees, market coverage, business model, and more. HomeLight always recommends doing your own research to determine which selling option is best for your situation.
We Buy Ugly Houses® / HomeVestors®
We Buy Ugly Houses is a subsidiary of the parent company HomeVestors. HomeVestors was founded in 1996 and began franchising at that time, so this company is also one of the longer-standing house-buying companies in a crowded market. Its independently owned and operated offices have together purchased more than 125,000 houses since inception.
Unlike some competitors, We Buy Ugly Houses makes clear and firm cash offers to the sellers they work with. They are careful to visit properties before proposing an offer, and once doing so, the company does not subtract commissions or fees during the closing process.
To avoid copycat companies, be sure to read up on what sets HomeVestors apart as a company.
Locations: Jefferson county and surrounding markets
Closing costs: Sellers pay no closing costs; We Buy Ugly Houses covers them.
This franchise of HomeVestors has been operating since 1999. Google reviews for HomeVestors in Louisville speak to consistent professionalism and speedy transactions. Reviews for this company with the Louisville Chamber of Commerce speak to reasonable offers and transactions that close quickly.
Phone number: (502) 638-2692
Website: webuyuglyhouses.com/louisville
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Houston (and across the country) can request a cash offer for their home. Simple Sale has a network 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 Louisville. With Simple Sale, you can get an all-cash offer in as few as 24 hours and sell your home in as little as 10 days, skipping the months it can take to sell the traditional way.
Locations: Nationwide, including Louisville
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.
homelight.com/simple
Phone: 844-488-8455
Matco Properties
Local owners Cory Basham and Matt Syvertsen set out to give local home sellers an alternative to working with local real estate agents. For owners who are looking to offload their property quickly and to a locally-owned company, Matco has been in business since 2015 and garners consistently positive reviews.
Locations: Louisville, Kentucky and surrounding markets
Closing costs: Sellers pay no closing costs; Matco Properties covers them.
Matco Properties has been BBB accredited since 2019 and has an A+ rating. Customer reviews for Matco speak to owners who stand by their word. Both Google and BBB reviews indicate repeat customers, showing that once a seller has dealt with this company, they are likely to work with Matco Properties again.
Phone number: (502) 465-5750
Website: cashforyourhouselouisville.com
Cash Offer KY
For sellers who are most comfortable with a business that has a brick-and-mortar office, Cash Offer KY maintains an office in Louisville proper while serving markets in the surrounding area. Owner Matt Rostosky demonstrates an understanding of the complicated circumstances that can accompany cash sales in real estate, and connects sellers in need of a local network with attorneys and other professionals if needed.
Locations: Kentucky, USA
Closing costs: Sellers pay no closing costs; Cash Offer KY covers them.
Cash Offer KY has been BBB accredited since early 2021 and has an A+ rating. Yelp reviews and Google reviews alike speak to courteous and polite staff, and positive interactions with owner Matt Rostosky. With an average rating of 4.8 stars on Google, many cite staff professionalism as a major strength that sets this company apart.
Phone number: 502-706-6876
Website: cashofferky.com
Covenant Home Buyers of Louisville
This locally owned and operated company identifies faith-based principles at the core of its business practices. Covenant Home Buyers of Louisville has staff who are experienced real estate investors.
Locations: Louisville, Kentucky, and surrounding markets in Kentucky and Indiana
Closing costs: Sellers pay no closing costs; Covenant Home Buyers covers them.
Covenant Home Buyers (Covenant Properties) has been BBB accredited since 2019, where it maintains an A+ rating. Google reviews for Covenant speak to a company that is responsive and easy to work with. They speak to positive transactions, both for sellers who are familiar with the local market and those who are completing sales from out-of-state.
Phone number: 502-901-7839
Website: covenanthomebuyer.com
We Buy Houses in Kentucky
Owned by locally experienced real estate investors and home renovators Catherine and Dan, We Buy Houses in Kentucky has been in business for 12 years. For sellers looking to do business directly with the investor, this small operation ensures just that – without layers of staffing or a sales office serving as the go-between.
Locations: Louisville, Kentucky metropolitan area and nearby Indiana markets
Closing costs: Sellers pay no closing costs; We Buy Houses in Kentucky covers them.
We Buy Houses in Kentucky has been BBB accredited since summer 2021 and hold an A+ rating. Customer reviews on Google speak to fair and positive interactions with owner Dan, who is directly responsible for closing the company’s real estate transactions. They express confidence in Dan’s understanding of the local market and his trustworthiness and transparency with sellers throughout the closing process.
Phone number: 502-383-1484
Website: buyhousesinkentucky.com
Why sell for cash in Louisville?
There are plenty of reasons a Louisville seller may choose to go the Cash-For-Homes route, speed and certainty being chief among them.
In Louisville, it typically takes around 76 days to sell a home on the market using an agent. That includes an average of 33 days on market, plus the typical 43 days a buyer needs to close on a purchase loan.
Compare that to the typical seven days promised by many We Buy Houses for Cash companies in Louisville, and you can see why these companies remain popular, even though they don’t always offer top dollar.
Not every seller has months to prep, market, show, and close. Let’s look at some common reasons Louisville sellers choose Cash-For-Homes companies over listing the traditional way.
- The home has major repair issues common in Louisville such as foundation damage.
- The seller needs to move or cash in quickly due to divorce, job relocation, medical need, financial stress, etc.
- The seller doesn’t have the means or desire to make repairs.
- The seller doesn’t want to bother prepping the home, dealing with showings, negotiating, or navigating a long sales process.
- The seller prefers the privacy of selling their home off-market to a cash buyer.
- The seller is in the foreclosure process and wants to sell the home and settle up with the lender before it’s too late.
- The seller inherited property and wants to unload it as quickly as possible.
- The seller is a landlord who has problem tenants or no longer wishes to manage a rental property.
- The homeowner is aging and moving into a care facility, prompting their family to sell the home.
- The seller is living out of state and prefers the ease of a cash sale.
If any of these sounds like you, requesting a cash offer from a We Buy Houses for Cash company might be a good starting point, though it’s not your only option, and it may not be your best move (we’ll dive into your other options in just a minute!).
Pros and cons of house-buying companies in Louisville
By now, you’ve probably figured out that We Buy Houses for Cash companies in Louisville are a bit of a mixed bag. You get speed and service, but you may “pay” a sizable premium for that service. Let’s walk through a few pros and cons to consider while weighing your options.
Pros to We Buy Houses for Cash in Louisville
One of the biggest advantages of working with We Buy Houses for Cash companies in Louisville is that you can sell your home “as is” with no repairs required, and they’ll buy homes in any condition.
If your home was severely damaged in a weather event, or you’ve fallen years behind on routine maintenance, you can still sell without needing to make the extensive repairs that financed buyers may require.
Here are some other pros to consider:
- Speed: You can often sell your home in as few as seven days.
- Certainty: Since the company does a pre-offer walk-through, their offer is firm and comes with few (if any) contingencies. Cash-For-Houses companies are experts at clearing roadblocks and closing deals.
- No repairs: Again, if your home is in rough shape and you don’t have the funds or the patience to make repairs, you can skip them altogether and save yourself the stress.
- Less hassle: You don’t have to deal with staging, open houses, fielding offers, negotiating with picky buyers, worrying about the appraisal, or stressing about the buyer’s financing falling through. Overall, reputable We Buy Houses for Cash companies in Louisville offer a smooth ride from offer to close.
That all may sound pretty great to you as a seller if you’re looking to move within weeks rather than the months it might take you to list and sell your home on the market with an agent. However, there are downsides to working with Cash-For-Homes companies. Namely, they typically offer substantially below market value for your home.
Cons to We Buy Houses for Cash in Louisville
When considering an offer from a We Buy Houses site, remember that these are house-buying companies, which means they’re ultimately trying to make a profit. They plan to fix up your home and either resell it or rent it out. That takes considerable time, skill, and investment.
Here are some potential downsides to weigh:
- Lower offers: Most companies follow the 70% rule, meaning they’ll offer you 70% of your home’s after-repair value (or the value that your house could sell for on the market once it’s all fixed up) minus repair costs. So the price you get for your home may be appreciably lower than what you’d get on the market.
- Inconsistent market knowledge: Not all cash home buying companies are equal. Some are more localized, have specific neighborhood knowledge, and are able to leverage that expertise into more competitive offers. Others are less knowledgeable about the specifics of your community, which could result in lowball bids.
- Not all companies are trustworthy: Some companies make extremely low offers to desperate homeowners and try to pressure you into making a quick decision. A few bad players may even engage in fraud tactics, though it’s uncommon.
- They may use pressure tactics: These companies know that homeowners looking to sell quickly are often desperate, and some do take advantage of that by using pressure tactics. You should never feel pressured to accept an offer, especially since there are plenty of We Buy Houses for Cash companies in Louisville to choose from. If anyone makes you uncomfortable, it’s time to move on to another option.
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 choose to work with one of these We Buy Houses for Cash companies.
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, 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.
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 your market.
You can also use HomeLight’s free Home Value Estimator right now to get an initial ballpark estimate in less than two minutes.
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 your market.
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.
You can also use HomeLight’s free Home Value Estimator right now to get an initial ballpark estimate in less than two minutes.
Other options to sell your home quickly
iBuyers
Within the cash-for-homes business you’ll also encounter a particular group of companies known as iBuyers, or instant buyers.
iBuyer companies offer sellers many of the same conveniences of other house-buying operations, but they also leverage algorithmic technology, otherwise known as automated valuation models (or AVMs), to make you a near-instant offer on your home and provide a user-friendly, mostly online home sale experience.
iBuyers have only been around since the mid-2010s, but are now widely available across Kentucky.
iBuyers offer all-cash and can close in a matter of days to a few weeks. But unlike more traditional We Buy Houses for Cash companies, iBuyers tend to look for homes in better condition and offer much closer to market value, typically in the 85%-95% range.
Though one thing to note is that major iBuyers like Opendoor and Offerpad usually charge sizable fees for their services, between 5% and 6%.
Sellers who may be a good fit to work with an iBuyer in Louisville include those who prefer to skip staging and showing their home, who live in an area with somewhat similar housing, and who have a home in relatively good shape.
Listing with an agent
You want to sell your house quickly, not in 76 days. But hear us out! With many housing markets still being seller-friendly, an experienced agent with marketing expertise and buyer connections may be able to sell your home sooner than you think, especially if it’s strategically priced.
Going with an agent could pay off big time. Selling on the market generally fetches the highest home price, and that’s especially true if you work with a skilled professional. Our internal transaction data at HomeLight shows that the top 5% of real estate agents sell homes for up to 10% more than average agents.
This is a big financial decision, so it may make sense to consult with a trusted real estate agent who can complete a comparative market analysis (CMA) to help you understand your home’s value and how quickly it’s likely to sell.
Your agent may even be able to connect you with cash buyers who are willing to offer closer to market value for your home.
Plus, a CMA is usually free and you’re under no obligation to list with the agent, so this may be a good tool to explore your options. Even if you end up deciding to work with a Cash-For-Homes company, at least you’ll know you’re making a sound financial decision.
Overwhelmed by finding an agent? HomeLight would be happy to connect you with a top performer in your area today.
Key takeaways
- We Buy Houses for Cash companies in Louisville can offer you a way to sell your home in as few as seven days with no repairs, showings, or hassles.
- There are many reputable cash homebuying companies across Louisville, and most sellers going this route can find a company that suits their needs.
- You could leave significant money on the table using a Cash-For-Homes company versus going with a top agent or iBuyer.
- HomeLight’s Simple Sale platform provides no-obligation all-cash offers for homes in almost any condition in Louisville. 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.
FAQs on Louisville house-buying companies
Most We Buy Houses for Cash companies are legit, and you can rest assured that this business model has been around for decades.
However, it’s always a good idea to keep an eye out for scams, or anything that just doesn’t seem right. Always thoroughly research companies ahead of time. Verify all professional licenses, check customer reviews, get a referral if possible, and vet the company on the Better Business Bureau website.
Most Cash-For-Homes companies follow the 70% rule, meaning they’ll offer you 70% of your home’s after-repair value, minus repair costs.
Here’s what that simple formula looks like:
(Your home’s ARV x .70) – repair costs
Now let’s take a look at a practical example. Let’s say your Louisville Tudor revival could sell for $285,000 after repairs, but it’s going to need $30,000 of work to get there.
($285,000 x .70) – $30,000 = $169,500
In this example, a Louisville cash-for-homes company will probably offer you around $169,500 for your property.
However, different types of house-buying companies will offer varying amounts for homes. As mentioned previously, iBuyers tend to pay more like 85%-95% of market value while charging a fee for their services.
Selling a home to a We Buy Houses for Cash company shouldn’t cost you any money, though you’ll likely get less overall for your home.
Since these companies are geared toward distressed homes, they tend to have zero fees, and will even cover your closing costs. That means the offer you get is the price you should walk away with. Make sure to ask about any hidden program fees that could eat into your bottom line.
- Research and vet house buying companies available in your area. The above list is a great place to start.
- Submit offer requests to your top few companies.
- Schedule any on-site visits.
- Field and compare offers. Choose the best option for you.
- Close in a week to 30 days and get paid (or you can often choose a later closing date, up to 90 days after receiving the offer)
We Buy Houses for Cash in Louisville vs. top Louisville agent
Wondering how a We Buy Houses for Cash company stacks up against working with a real estate agent? We’ve got you covered.
| Aspect of the sale | Sell to a We Buy Houses for Cash company in Louisville | Sell with a top Realtor® in Louisville |
| Sale timeline | 7 to 30 days | 76 days average; 33 to attract an offer, 43 to close the loan |
| Home preparations | None | Make necessary repairs, deep clean, declutter, landscape, stage home |
| Showings | None | 10 to 25 showings average |
| Inspections / repairs | None | May need to make repairs for the buyer or renegotiate price |
| Appraisal | None | May need to lower the price if 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 loan doesn’t clear |
| Agent commission | None | 5.8% average* |
| Closing costs | None | 1% to 3% of sale price on top of commission* |
Example net proceeds
Let’s say your Tudor revival in Louisville is currently worth about $285,000 and needs about $25,000 in repairs. Once the repairs are made, the home should be worth around $310,000.
| Sell to a We Buy Houses for Cash company in Louisville | Sell with a top Realtor® in Louisville | |
| Estimated sale price | ($310,000 x .70) – $25,000 = $192,000 | $285,000 |
| Market preparations | 0 | $2,850 (1% of sale price) |
| Agent commissions | 0 | $16,530 (5.8% of sale price)* |
| Closing costs | 0 | $4,275 (1.5%) |
| Estimated take-home for seller | $192,000 | $261,345 |
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.
Obviously, financially it’s usually in your best interest to go with a top agent, but depending on the condition of your home and any repairs needed, selling on the open market could be challenging.
House buying companies can be a good alternative for Louisville sellers in need of a quick exit from homeownership, but they’re not without drawbacks. However you choose to sell your home, it’s important to avoid making a hasty decision.
For best results, take the time to weigh your options, gather offers from multiple companies, and consider consulting with a top agent to see how easily your property could sell on the market. Whatever you decide, HomeLight would be happy to help with your real estate needs!
Writer Chelsea Levinson contributed to this story.
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