We Buy Houses Pigeon Forge, TN: Top 4 Companies
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Joseph Gordon EditorJoseph Gordon is an Editor with HomeLight. He has several years of experience reporting on the commercial real estate and insurance industries.
Selling your house in Pigeon Forge can feel overwhelming if you need to move quickly. Fortunately, We Buy Houses companies in Pigeon Forge, TN, offer a fast solution, making all-cash offers on properties—no repairs or lengthy timelines required. If your home needs work or you don’t have the time or money to prepare it for the market, these companies can help you close the sale and move forward with your plans.
A cash sale allows you to avoid the hassle of staging, showing, or negotiating with traditional buyers. Whether dealing with a financial challenge or a time crunch, selling to a cash-for-homes company could be the practical, stress-free solution you need.
In this guide, we’ll break down the pros and cons of these companies, share alternative options, and help you make the best choice.
Sell Your House Fast in Pigeon Forge With a Cash Offer
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Disclaimer: This post is meant to be used for educational purposes only and does not constitute legal or financial advice. Links and mentions of Pigeon Forge area “We Buy Houses” companies should not be considered an endorsement.
Working with house-buying companies in Pigeon Forge
If you’re looking for a fast home sale in Pigeon Forge, working with a house-buying company can simplify the process. Here’s a step-by-step overview of how it works:
1. Contact the company: Reach out to a local We Buy Houses company to provide basic details about your home.
2. Schedule an evaluation: The company will arrange a visit to assess your property’s condition and gather information to make an offer.
3. Receive a cash offer: After the evaluation, you’ll receive a no-obligation, as-is cash offer for your home.
4. Review the offer: Take time to consider the offer and decide whether it aligns with your needs and timeline.
5. Sign the agreement: If you accept the offer, you’ll sign a purchase agreement to move forward.
6. Close the sale: The company handles the paperwork and coordinates closing, typically within a week or two, giving you your cash proceeds quickly.
Popular We Buy Houses for Cash companies in Pigeon Forge
If the process of selling to a house-buying company in Pigeon Forge 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 or your parents’ Ranch style or Farmhouse. By selling to one of these companies, you should be able to sell your Pigeon Forge home in as little as a week or two.
New Horizon Home Buyers
New Horizon Home Buyers purchase homes nationwide, regardless of condition. After filling out a short form on its website, the company will make you a cash offer. Offers can be received in as little as seven days.
Locations: All over the United States, including Tennessee.
Closing costs: Sellers pay no closing costs; New Horizon Home Buyers will cover them.
New Horizon Home Buyers has been BBB accredited since 2020 and holds an A+ rating. On Google, clients give the company an average of 4.9 stars.
Website: newhorizonhomebuyers.com
Phone number: 423-509-8393
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Pigeon Forge (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 Pigeon Forge.
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 Pigeon Forge
Closing costs: No prep costs, agent commissions, or 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.
Learn more: homelight.com/simple
Phone: 844-488-8455
TN Homebuyers
TN HomeBuyers, established in 2002, will buy houses from sellers, offering cash offers and flexible closing dates. The company specializes in buying various types of residential real estate, including single-family houses, condos, townhouses, and multifamily houses.
Locations: All over Tennessee.
Closing costs: Sellers pay no closing costs; TN HomeBuyers will cover them.
TN HomeBuyers has been BBB accredited since 2004 and holds an A+ rating and an average of 4.8 out of 5 stars.
Website: 299cash.com
Phone number: 615-299-5525
Integrity House Buyers
Integrity House Buyers, based in Clarksville, buys houses directly, paying cash and closing quickly without fees or commissions, regardless of the property’s condition.
Locations: Statewide
Closing costs: Sellers pay no closing costs; Integrity House Buyers structures an offer so there are no out-of-pocket expenses.
Integrity House Buyers has been BBB accredited since 2022 and holds an A+ rating. On Google, they hold a 4.8-star rating and garner praise for their exceptional service.
Website: buyerswithintegrity.com
Phone number: 931-208-5915
Why sell your Pigeon Forge house for cash?
There are plenty of valid reasons a Pigeon Forge home seller may choose to work with a Cash-For-Homes company. Speed, certainty, and remarkable convenience top the list.
In Pigeon Forge, it typically takes around 59 days to sell a home on the market using an agent. That includes an average of 15 days on the market 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 Pigeon Forge, and it’s clear why these Cash-For-Homes groups are an attractive option, even though they don’t always offer top dollar for the homes they purchase.
Here are some common scenarios where selling for cash could be the right choice:
- Job relocation: If a new job relocation requires you to move quickly, a cash sale helps you sell your home without delays.
- Divorce: Simplify your divorce process by selling fast and dividing the proceeds with less stress.
- Inherited property: If you’ve inherited property you don’t want to maintain, a cash buyer can close the sale quickly.
- Downsizing: Transitioning to a smaller space or downsizing is easier with a fast cash sale.
- Repairs: Avoid the burden of costly repairs by selling your house as-is to a cash buyer.
- Open houses: Skip the time and effort of hosting open houses and showings when you sell directly for cash.
- Foundation issues: A cash buyer can take on properties with foundation issues that would otherwise deter traditional buyers.
- Foreclosure: Selling for cash could help you avoid foreclosure and protect your credit.
- Tenants: If you’re tired of managing tenants, a cash sale allows you to move on quickly.
- Selling from out of state: Cash buyers simplify the logistics of selling from out of state.
Pros and cons of house-buying companies in Pigeon Forge
House-buying companies in Pigeon Forge offer a streamlined option for homeowners who need a fast sale. These companies will purchase your house as-is, meaning you can skip repairs and preparations altogether. Here’s a closer look at the key pros and cons of working with a cash buyer.
Pros of working with house-buying companies
Selling to a house-buying company can be an excellent solution for homeowners needing speed and convenience. These buyers are known for their quick closings and ability to purchase properties in any condition. Below are some of the top advantages of this option:
- Fast closing: House-buying companies can close in as little as a week, allowing you to move forward with your plans quickly.
- Sell as-is: Cash buyers purchase homes as-is, so you won’t need to worry about making repairs or addressing property issues.
- No contingencies: Unlike traditional buyers, cash buyers rarely include contingencies in their offers, reducing uncertainty and delays.
- Convenient process: These companies handle most of the paperwork and eliminate the need for open houses or showings.
Cons of working with house-buying companies
The biggest drawback of selling to a house-buying company is that they typically pay below market value. While the speed and ease are appealing, homeowners may receive less for their property compared to selling on the open market. Here are some of the other downsides:
- Lower offers: Cash buyers often pay 10-30% less than what your house might fetch on the traditional market.
- Limited flexibility: These companies usually present take-it-or-leave-it offers, leaving little room for negotiation.
- Potential scams: Some buyers may not be legitimate. Be cautious and avoid falling victim to scams by thoroughly vetting the company.
- Fewer options: Selling to a house-buying company can be limiting if you’re not in a rush or willing to make minor repairs to get more value.
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 experience from a We Buy Houses for Cash company can vary, even within an established house-buying group that strives to maintain high standards. This is because many Cash-For-Homes companies are franchises and often use independent investors or wholesaling outfits. Your experience depends on the character of the person or group making the offer.
Before committing to 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.
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 market. You can also use HomeLight’s Home Value Estimator to get an initial ballpark estimate in less than two minutes.
Other options to sell your Pigeon Forge home quickly
If you’re looking for a fast home sale, you might consider alternatives like iBuyers or listing with an experienced real estate agent. Both options can provide unique benefits depending on your situation and the condition of your home.
iBuyers
iBuyers, or instant buyers, offer fast cash sales for homes in good condition, using automated valuation models to provide near-instant offers. The iBuyer process is mostly online and can close in just days, though companies like Opendoor and Offerpad charge service fees of 5%-6%. iBuyers are ideal for homes in regions with uniform housing and minimal repair needs.
Listing with an agent
Working with a top real estate agent can help you sell quickly and often at a higher price, especially in a seller-friendly market. Agents can provide a comparative market analysis to determine your home’s value and list price—this service is often free. Additionally, agents may connect you with buyers offering cash closer to market value. If you’re exploring this route, HomeLight can connect you with a proven professional in your area.
FAQs on Pigeon Forge house-buying companies
By and large, most We Buy Houses for Cash companies in Pigeon Forge 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 Pigeon Forge 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 Pigeon Forge Farmhouse could sell for $700,000 after repairs, but it will need $30,000 of work to get there.
($700,000 x .70) – $30,000 = $460,000
In this example, a Pigeon Forge We Buy Houses company might offer you around $460,000 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.
When you accept an offer from a Pigeon Forge We Buy Houses for Cash company, you will likely be coming to grips with a double-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 it is accepted. Conversely, 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 will be the price you walk away with at the end of the deal. Of course, asking the company if any hidden program fees might impact your bottom line is always a good idea.
1. Research and vet the house-buying companies that serve your Pigeon Forge area. 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 Pigeon Forge vs. top Pigeon Forge 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 Pigeon Forge | Sell with a top Realtor in Pigeon Forge |
| Selling timeline | 7 to 30 days | 59 days average; 15 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 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 | 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 compiled 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 Pigeon Forge is worth about $700,000 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth around $725,000.
| Sell to a We Buy Houses for Cash company in Pigeon Forge | Sell with a top Realtor in Pigeon Forge | |
| Estimated sale price | ($725,000 x .70) – $25,000 = $482,500 | $700,000 |
| Market preparations | 0 | $7,000 (1% of sale price) |
| Agent commissions | 0 | $21,000 (3% of sale price) |
| Closing costs | 0 | $10,500 (1.5%) |
| Estimated take-home for seller | $482,500 | $661,500 |
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.
Key takeaways
- Fast process: Cash buyers can close in as little as a week, offering a quick solution for time-sensitive situations.
- Sell as-is: House-buying companies purchase properties in any condition, so you don’t have to make repairs or handle prep work.
- Lower offers: Cash buyers typically pay less than market value, which may not align with your financial goals.
- Limited negotiation: Most offers from these companies are non-negotiable, so you’ll need to decide whether the offer meets your needs.
- Alternative options: iBuyers or top real estate agents may provide faster sales at higher prices in some situations.
- Know your home’s worth: Always be aware of your property’s estimated market value before you proceed with a cash-offer company.
At HomeLight, we’re happy to lend a guiding hand in navigating your real estate journey. Let us help you make an informed and confident decision, whether you’re looking for a no-obligation cash offer through a trusted platform like Simple Sale or seeking to consult with a top Pigeon Forge agent.
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