5 Top We Buy Houses for Cash Companies in Modesto
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Jennifer Schmidt, Contributing AuthorClose
Jennifer Schmidt Contributing AuthorJennifer Schmidt is a freelance writer based in Vancouver, Washington, who specializes in real estate, human resources, and technology. When not writing, you’ll find her scanning real estate listings for the latest housing trends and decorating ideas.
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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 Modesto, California, 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.
Perhaps the company you worked for is downsizing, or you have an imminent job offer in an area that has a lower cost of living. Or maybe you need to sell an inherited property to settle an estate, and you’re in a hurry to complete the sale.
If you need to sell your Modesto 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 Modesto house-buying company might offer for your home and consider 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 Modesto?
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Disclaimer: This post is for educational purposes only and does not constitute legal or financial advice. Links and mentions of Modesto “We Buy Houses” companies should not be considered endorsements.
Working with house-buying companies in Modesto
We Buy Houses companies in Modesto typically promise to give home sellers 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:
- You request an all-cash offer. The company will ask you to provide information about your house and property. Some We Buy Houses groups will make a preliminary offer shortly after you submit the request. However, the initial offer typically is subject to change after they have inspected your home.
- The company performs a walk-through. This on-site property visit typically is completed within 24 to 48 hours. The timeframe may vary depending on the company and market.
- You receive a firm offer. Your official cash offer typically is received within 24 hours of the on-site visit, but can sometimes be presented at the end of the walk-through. At this point, you can accept or decline the offer. The majority of house-buying companies do not negotiate. They usually present a take-it-or-leave-it offer price.
- If you accept the offer, you’ll both sign a sales contract. With a signed sales agreement, the closing process will begin. Some house-buying companies will initially provide a large deposit or funds to assist the seller with moving costs. Others will pay for the property upfront.
- Close the sale and get paid quickly. We Buy Houses companies typically can close your home sale 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.
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.
Valley Home Offers
Valley Home Offers was established in 2015. After an initial assessment of the property, they usually make a cash offer within 24 hours and close within a week. The type of properties they typically buy include those that need extensive repairs, are inherited, or facing foreclosure. In addition to buying properties in the Modesto area, they also offer a free foreclosure prevention counseling session to discuss potential options for remaining in your home if you are facing foreclosure.
Locations: Modesto, Central Valley, and the Bay Area
Closing costs: Sellers pay no closing costs; Valley Home Offers covers them.
Valley Home Offers has a perfect 5-star rating with Google reviews. Customer reviews for Valley Home Offers speak to the quick and fair offers. They express how respectful, professional, and helpful the team was, especially when the circumstances were difficult. Valley Home Offers has been BBB accredited since 2021 and holds an A+ rating.
Website: valleyhomeoffers.com
Phone number: 916-619-1387
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Modesto and across the country can request a cash offer for their home. Simple Sale connects you to the largest network of cash buyers in the US, 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 locations throughout Modesto.
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 Modesto
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 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.
Phone: 844-488-8455
We Buy Ugly Houses® / HomeVestors®
We Buy Ugly Houses / HomeVestors started its business in 2010 and according to their website more than 140,000 homeowners have trusted them to purchase their homes. They work with local homebuyers and investors who are familiar with the Modesto housing market. After receiving information about the property and conducting a home visit, a cash offer is usually made immediately. The offer is a true amount that doesn’t change at closing due to additional fees. Also, they can often complete the closing within three weeks.
Location: Nationwide, including Modesto
Closing costs: Sellers pay no closing costs; We Buy Ugly Houses / HomeVestors covers them.
The We Buy Ugly Houses / HomeVestors in the Bay Area has a perfect 5-star Google review rating, and reviewers praise Priyal for his professionalism, market knowledge, and excellent communication. Customers mention his promptness, thoroughness, and ability to answer questions clearly. One reviewer, with more than 20 years of experience in the business, highlights Priyal as a genuine and reliable buyer, contrasting him with less trustworthy investors. They commend him for fulfilling all promises and making the process smooth for everyone involved. Overall, reviewers express a high level of satisfaction with his services, and several would be happy to work with him again. The HomeVestors main office has been BBB accredited since 2013 and holds an A+ rating.
Website: webuyuglyhouses.com/sacramento
Phone number: 866-200-6475
House Buyer Network
JiT Home Buyers is a trusted real estate investment company based in Modesto that specializes in buying homes for cash in any condition or situation. Whether homeowners are facing foreclosure, divorce, or dealing with inherited or damaged properties, JiT Home Buyers offers a fast, hassle-free solution. They eliminate the need for real estate agents, costly repairs, and commissions, ensuring a smooth, transparent process. Their experience as local investors allows them to provide fair cash offers and close deals quickly, giving homeowners peace of mind and the ability to sell their homes on their terms.
Locations: Throughout California, including Modesto
Closing costs: Sellers pay no closing costs; JiT Home Buyers covers them.
JiT Home Buyers has earned 4.8 stars on Google reviews, and customers appreciate the company’s professionalism, transparency, and efficiency. Clients frequently mention the ease of working with the team, especially noting their promptness and honesty. Several customers appreciated that the company buys homes in any condition, saving them time and money on repairs. Real estate professionals who have partnered with JiT Home Buyers also commend their responsiveness, knowledge, and respectful approach. Overall, both sellers and industry partners express satisfaction with the fast, stress-free transactions and value the trustworthy service provided. JiT Home Buyers is not accredited with the BBB but has an A rating.
Website: jithomebuyers.com/ca/modesto/
Phone: 510-473-5885
WeBuyHouses.com
Founded in 1997, We Buy Houses has become a trusted name in real estate, offering cash offers for homes in Modesto and across the nation. With a reputation backed by more than one million satisfied homeowners, they streamline the selling process to make it as stress-free as possible. Their approach includes thorough research and property tours, carefully evaluating the current condition of each home.
What sets We Buy Houses apart is their commitment to buying properties in “as-is” condition, eliminating the need for repairs or cleanups. Sellers can receive cash offers with the possibility of closing in as few as 10 days. Additionally, their no-obligation cash offers are valid for 30 days, giving homeowners ample time to consider their options.
Locations: Nationwide, including Modesto
Closing costs: Sellers pay no closing costs; We Buy Houses covers them.
We Buy Houses has been BBB accredited since 2020 and has an A+ rating. The company has a 3.7-star rating on Google reviews, and overall, the customer reviews speak to their ability to make a fair offer and a fast closing. They express a fast and simple sale that is appreciated for a stress-free process.
Website: webuyhouses.com/CA/Modesto
Phone:877-932-8946
Why sell for cash in Modesto?
There are plenty of valid reasons a Modesto 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 Modesto, it typically takes about 79 days to sell a home on the market using an agent. That includes an average of 35 days on market, plus the typical 44 days a buyer needs to close on a purchase loan.
Compare that to the usual seven to 10 days promised by many house-buying companies in Modesto, 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.
Selling your Modesto home for cash can be a practical choice in many situations, especially when you value time and convenience. Whether you’re facing a tight deadline, dealing with unexpected life changes, or simply want to simplify the selling process, exploring the option of a house-buying company could be a smart move. Let’s look at some scenarios where this approach might work best for you.
- Urgent relocation: If you’re facing a sudden job transfer or need to move quickly, selling for cash is a rapid way to free up your investment.
- Costly repairs: Modesto homes can face issues like foundation or water damage; a cash sale avoids the need for expensive fixes.
- Financial hardship: If you’re experiencing financial stress, a cash sale can provide immediate relief without the wait of a traditional sale.
- Foreclosure looming: Selling for cash may offer a way out if you’re at risk of foreclosure, potentially protecting your credit.
- Divorce settlements: Amid a divorce, selling a home quickly for cash can simplify the division of assets.
- Inheritance management: When you inherit a property, a cash sale can quickly resolve estate settlements without requiring lengthy market exposure.
- Landlord fatigue: If you’re tired of being a landlord, selling your rental property for cash can be a straightforward exit strategy.
- Downsizing: A quick cash sale can make the transition smoother and faster if you’re looking to downsize, especially in retirement.
- Out-of-state owner: Long-distance property owners may find the ease of a cash sale more practical than managing a sale from afar.
If you’re a homeowner dealing with any of this, asking for a cash offer from a We Buy Houses company could be a decent option. But really, it’s just the starting point. You won’t know if it’s your best move until you’ve checked out all the other choices, which we’ll help you go through in a minute.
Pros and cons of house-buying companies in Modesto
By now, you’ve probably realized that We Buy Houses for Cash companies in Modesto can bring up a lot of mixed feelings. The speed and convenience might seem appealing, but it can be tough to measure that against the premium you’ll likely pay for a cash-offer service.
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 understand your options.
Pros to We Buy Houses for Cash in Modesto
One of the biggest advantages of working with We Buy Houses for Cash companies in Modesto 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 typically can sell your house in as few as seven to 10 days.
- More certainty: With a pre-offer walk-through, a house-buying company can provide a firm cash offer that comes with few contingencies, or no contingencies at all. We Buy Houses companies have refined their transaction methods in such a way that they can clear away many traditional roadblocks so sellers can plan with more confidence.
- No repairs: If your home is in need of repairs you can’t afford, you can skip them altogether. Or, if you don’t have the desire or time to tackle repairs, a We Buy Houses company can be a fitting solution to sell a home in poor condition.
- Less hassle: You won’t need to worry about showings, open houses, fielding offers, negotiating, low appraisals, or the risk of the buyer’s financing falling through. When you work with a reputable We Buy Houses for Cash company in Modesto, you’re likely going to experience a smooth journey 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 Modesto
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 consider:
- Lower-priced offers: Most companies follow the 70% rule, meaning they’ll offer you about 70% of your home’s after-repair value (ARV) — the value that your house could sell for on the market once it’s all fixed up, minus repair costs. This means the cash offer you receive may be markedly lower than what you could get for your home on the market.
- Inconsistent market knowledge: There can be a vast difference in a house-buying company’s knowledge of a market. One may have localized information, such as specific neighborhood data, which enables the company to leverage that knowledge into more competitive cash offers. A company without this expertise may give you a lowball offer.
- A company may be untrustworthy: As with any industry, there’s a risk of falling in with a less trustworthy company. Some cash-offer outfits deliberately make low offers to desperate homeowners and then pressure them into making a fast, unvetted decision. An unprincipled group may even engage in fraud tactics, though it’s rare.
- Pressure tactics: We Buy Houses for Cash companies know that homeowners in need of a quick sale are often facing a desperate situation. While many offer real solutions, some companies take advantage of this urgency by applying pressure tactics. If you feel pressured to accept an offer, step away and reassess your options. There are a good number of established We Buy Houses for Cash companies in Modesto from which to choose.
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 say are 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 your market.
Curious What Your Home Is Worth?
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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.
Key takeaways
- We Buy Houses for Cash companies in Modesto can make it possible 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 Modesto.
- 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 Modesto. 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 Modesto house-buying companies
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 that it’s legitimate.
That said, as with any financial transaction, it’s a good idea to be on 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.
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 (AVR), 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 Modesto ranch could sell for $350,000 after repairs, but it’s going to need $80,000 of work to get there.
($350,000 x .70) – $80,000 = $165,000
In this example, a Modesto We Buy Houses company might offer you about $165,000 for your home.
However, different types of house-buying companies will offer varying amounts for homes. As mentioned previously, iBuyers tend to pay more than We Buy Houses companies because iBuyers look for homes in better condition. An iBuyer might pay you 90% or more of market value while charging a fee for their services.
Accepting an offer from a We Buy Houses for Cash company is a bit of a double-edged sword. On one hand, you won’t have to worry about extra costs since they handle most of the process once you agree to the offer. On the other hand, you’re probably going to 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 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. Consider 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 Modesto vs. a top Modesto 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 quick look at how different parts of the sale might play out and compare potential proceeds.
| Aspect of the sale | Sell to a We Buy Houses for Cash company in Modesto | Sell with a top Realtor® in Modesto |
| Selling timeline | 7 to 30 days | 79 days average; 35 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 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% to 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 ranch home in Modesto is currently worth about $415,000 and needs about $15,000 in repairs. Once the repairs are completed, the home might be worth about $430,000.
| Sell to a We Buy Houses for Cash company in Modesto | Sell with a top Realtor in Modesto | |
| Estimated sale price | (415,000 x .70) – $15,000 = $275,500 | $415,000 |
| Market preparations | 0 | $4,150 (1% of sale price) |
| Agent commissions | 0 | $12,450 (3% of sale price) |
| Closing costs | 0 | $6,225 (1.5%) |
| Estimated take-home for seller | $275,500 | $392,175 |
As this example illustrates, financially, it’s usually in your best interest to partner with an experienced real estate agent.
However, net proceeds are not the only consideration when selling a home. What’s best in your situation will depend on the condition of your property, what level of repairs are needed, and your selling objectives. It could be that selling on the open market will be a challenge in your area, or the agent timeline might not fit your immediate needs.
House-buying companies can be a good alternative for Modesto 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 weigh 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!
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