The question most sellers ask when considering a cash sale is a reasonable one: which company actually pays the most? The answer is more complicated than any single company’s marketing will suggest. Headline price is not the same as net proceeds. And the type of company that pays the most depends on what you are selling.
Here is a category-by-category breakdown of what each type pays and how the net compares.
The three company types and how they price
iBuyers (Opendoor, Offerpad, and similar) iBuyers use algorithm-driven pricing to offer close to retail market value on homes that meet their criteria. They target move-in-ready homes in major markets. The headline offer looks attractive, but iBuyers charge a service fee that typically ranges from 5 to 8 percent, which significantly reduces the net. They also conduct property assessments and may deduct repair costs from the offer after acceptance. They are not available in all markets.
National We Buy Houses brands (We Buy Houses, HomeVestors, and similar) These national brands license their name to local investors who operate independently. Quality varies significantly by operator. They purchase homes in as-is condition, charge no service fee, and often cover seller closing costs. Their headline offers are lower than iBuyers, but their net figures are often similar. The speed and condition flexibility are better than iBuyers.
Local direct cash buyers Independent investors or smaller companies that purchase homes with their own capital, directly. They have the same fee structure as national brands (zero commission, often zero closing costs) but often have more flexibility on price, timeline, and terms because they are not bound by a franchisor’s pricing model. Getting offers from both a national brand and a local direct buyer gives you meaningful comparison data.
Company type comparison by net proceeds
| Company type | Headline offer vs. retail | Service fees charged | Seller closing costs | Net after fees (approx.) |
|---|---|---|---|---|
| iBuyer | 90 to 97 percent | 5 to 8 percent of offer | Seller pays 2 to 3 percent | 82 to 90 percent of retail |
| National We Buy Houses brand | 78 to 88 percent | None | Often buyer covers | 78 to 88 percent of retail |
| Local direct cash buyer | 78 to 88 percent | None | Often buyer covers | 78 to 88 percent of retail |
| Traditional listing (agent) | 95 to 105 percent | None (agent commission instead) | Seller pays 1 to 3 percent + 5 to 6 percent commission | 86 to 93 percent of retail (for move-in-ready home) |
Note: These ranges are illustrative. Actual offers vary based on market conditions, home condition, specific buyer, and negotiation. Always request a written net sheet from any buyer before making a comparison.
For a home needing 25,000 dollars or more in repairs, the traditional listing and iBuyer columns shift dramatically downward because repair costs reduce the net from both paths. The direct cash buyer columns do not change, because the buyer absorbs those costs in the offer.
Which type pays most for a move-in-ready home?
For a move-in-ready home in a market where iBuyers operate, the comparison is genuinely close between an iBuyer and a traditional listing, with a direct cash buyer slightly lower on net.
Example using a 300,000-dollar move-in-ready home:
- Traditional listing net (after commission and costs): approximately 258,000 to 264,000 dollars
- iBuyer net (after service fee and closing costs): approximately 252,000 to 262,000 dollars
- Direct cash buyer net: approximately 240,000 to 255,000 dollars
The traditional listing wins in this scenario, but not by a dramatic margin, and only when the deal closes without repair credits or financing complications.
Which type pays most for a home needing repairs?
The math shifts sharply when the home needs significant work. Add 30,000 dollars in needed repairs to the same 300,000-dollar home:
- Traditional listing net (seller funds repairs first): approximately 228,000 to 240,000 dollars
- iBuyer net (likely declines the home, or applies heavy assessment deductions): less predictable
- Direct cash buyer net (buys as is, no repairs): approximately 222,000 to 240,000 dollars
In this scenario the direct cash buyer is the strongest or tied-for-strongest option, without the seller spending any money on repairs or waiting through a listing period.
Our comparison of cash offers versus traditional sales has a detailed breakdown of where each path performs best across different home conditions.
How to actually find out which company pays you the most
The only real answer comes from getting offers. Here is the process:
- Contact one or two iBuyers if your home qualifies and they operate in your market
- Contact two or three direct cash buyers, both a national brand and a local operator if possible
- Request a written net sheet from each showing all fees, deductions, and closing cost responsibilities
- Get a realistic agent net sheet for the traditional listing path, including honest repair and carrying cost estimates
- Compare net figures across all options
The company with the highest net after all deductions is the best offer for your home. That winner will be different for different homes.
Green flags when evaluating any cash buyer’s offer
- Net sheet provided in writing before you sign anything
- Offer basis explained, including valuation method and any repair assumptions
- No pressure to sign without time to compare
- Fees and deductions disclosed upfront, not discovered after acceptance
- Clear timeline with a committed closing date
Red flags that inflate perceived value
- Headline price advertised prominently without disclosing the service fee
- Repair deductions applied after you accept, not before
- Closing timeline that extends to the point of resembling a traditional sale
- No written net sheet provided, only a verbal offer
The bottom line
No single company type pays the most in every situation. iBuyers offer higher headline prices but reduce the net through service fees. Direct cash buyers offer lower headlines but deliver comparable nets with no fees and more flexibility on home condition. Traditional listings can produce the highest net for a move-in-ready home in a hot market.
The answer for your home starts with getting the offers. Request a no-obligation HomeWise offer and compare it against any iBuyer or listing net you receive. When you compare net proceeds across all options, the right answer becomes clear.
Want to understand how cash home buyer companies calculate their offers and what a fair offer looks like for your specific home? That page covers the full process, the math, and what to expect working with a direct buyer. You can also explore national We Buy Houses companies and how they compare to direct buyers like HomeWise.
