We Buy Ugly Houses Review: What Sellers Should Know (2026)

If you've ever driven down a highway or watched daytime TV, you've probably seen those bright yellow signs: "We Buy Ugly Houses." They're everywhere. But what's the deal with this company? Are they legitimate? And most importantly, should you sell your house to them?

I've been in the home buying business for over 15 years, and I get asked about We Buy Ugly Houses all the time. So I figured it was time to write an honest, fair review of who they are and how they operate. I'll give you the facts, the pros, the cons, and help you figure out if they're the right choice for your situation.

Full disclosure: Yes, we're competitors. Easy Sell Property Solutions buys houses too. But I'm going to give you a straight review here because I believe in helping people make informed decisions. Sometimes We Buy Ugly Houses might be the right fit for someone. Sometimes they won't be. Let's break it down.

What Is We Buy Ugly Houses / HomeVestors?

We Buy Ugly Houses is the marketing name for HomeVestors of America, a company founded in 1996 in Dallas, Texas. They've been around for nearly 30 years and have become one of the most recognizable names in the cash home buying industry.

But here's the thing most people don't realize: HomeVestors is a franchise company. When you see those yellow signs or call that 1-800 number, you're not dealing with a single national company. You're being connected to a local franchisee - an independent business owner who bought the rights to use the HomeVestors name and system.

HomeVestors claims to have over 1,100 franchises across 48 states and says they've bought more than 140,000 houses since they started. Those are impressive numbers. But because it's a franchise model, your experience can vary dramatically depending on which local franchise you end up working with.

Some franchisees are experienced real estate professionals who run honest operations. Others are newer to the business or may have different standards. The HomeVestors corporate office provides training and systems, but at the end of the day, the local franchisee makes the decisions about your offer and your transaction.

How Their Process Works

The We Buy Ugly Houses process is pretty standard for the industry:

**Step 1: You Contact Them** You call the 1-800 number or fill out a form online. Your information gets routed to the franchise in your area.

**Step 2: Property Evaluation** A representative from the local franchise comes to look at your property. They'll assess the condition, location, and what repairs would be needed.

**Step 3: Cash Offer** Based on their evaluation, they'll make you a cash offer, usually within 24-48 hours of the visit.

**Step 4: Closing** If you accept, they'll work with a title company to close the sale. Typical closing timeframes range from 2-4 weeks, though some franchises can close faster.

This process is similar to how most cash home buyers operate, including us at Easy Sell. The key differences come down to the offers themselves and the experience you have with the specific people handling your transaction.

Typical Offers: What to Expect

This is the big question everyone wants answered: How much does We Buy Ugly Houses actually pay?

Cash home buyers, including HomeVestors, typically offer between 50-70% of a home's after-repair value (ARV). The exact percentage depends on several factors:

How much work the property needs
The local real estate market
How quickly they think they can resell
The specific franchisee's business model

Let me give you a realistic example. Say your house would be worth $400,000 in good condition, but it needs $50,000 in repairs. A cash buyer might calculate:

$400,000 (ARV) x 65% = $260,000 - $50,000 (repairs) = $210,000 offer

Is that a good deal? It depends entirely on your situation. If your house is in good condition and you have time to list with an agent, you could probably net more through a traditional sale. But if you need to sell fast, can't afford repairs, or have other complications, that cash offer starts looking more attractive.

HomeVestors franchises are businesses that need to make a profit. They buy your house, renovate it, and resell it. Their profit margin comes from the spread between what they pay you and what they eventually sell for. That's not evil or deceptive - it's just how the business works.

Reviews Analysis: What Sellers Say

Positive Reviews Many sellers have had good experiences with We Buy Ugly Houses. Common praise includes:

Fast, easy process
No need to make repairs or clean up
Helpful representatives who explained everything
Quick closing when needed
Relief from difficult property situations

For people in genuinely tough situations - inherited homes full of stuff, houses with major damage, properties tied up in estate issues - the ability to simply walk away with cash can be life-changing.

Negative Reviews On the flip side, here are common complaints:

Offers felt too low
Initial phone estimates were higher than the actual offer after inspection
Pressure to sign quickly
Quality varied dramatically by franchise
Some sellers felt they weren't treated respectfully

The "bait and switch" complaint comes up fairly often - sellers say they were given a higher estimate over the phone, only to have the offer drop significantly after the in-person evaluation. This can happen with any cash buyer, and it's why I always tell people: don't count on any number until you have a written offer in hand.

Common Themes Looking at reviews across platforms like Google, BBB, and Yelp, a few patterns emerge:

1. **Experience varies by location**: Some franchises get consistently good reviews; others have more complaints. Research your local franchise specifically.

2. **Expectations matter**: Sellers who understood they were trading price for convenience tend to be satisfied. Those expecting market value are often disappointed.

3. **Communication is key**: The franchises with the best reviews tend to be clear and communicative throughout the process.

HomeVestors Complaints: What the BBB Shows

The Better Business Bureau tracks complaints about HomeVestors and its franchises. Looking at the data, common complaint categories include:

Disputes over offer amounts or contract terms
Issues with closing timelines
Communication problems
Concerns about inspection findings affecting final price

It's worth noting that for a company that's done over 140,000 transactions, the total number of BBB complaints is relatively small. Most transactions go smoothly. But when problems occur, they tend to cluster around the same issues.

If you're considering We Buy Ugly Houses, I'd recommend: 1. Look up the specific franchise serving your area 2. Check their individual BBB rating and reviews 3. Search for reviews on Google for "We Buy Ugly Houses [your city]"

Franchise vs. Local Independent Company: What's the Difference?

This is an important distinction that most sellers don't think about. When you work with a franchise like HomeVestors, here's what's happening:

The franchisee pays ongoing royalties to HomeVestors corporate. They also pay for marketing, the brand name, and the corporate support system. Those costs have to come from somewhere - and ultimately, they come from the margin on each deal.

A local independent cash buyer like Easy Sell doesn't have franchise fees or corporate royalties to pay. We don't have to pay for national TV advertising campaigns. That means we can often offer more for the same property because we have lower overhead.

There's also the accountability factor. A franchise owner can close up shop and move on if things go south. A local company that's been in the community for years - that's hosted a radio show, that has real employees and a real office - has a reputation to protect. We can't hide behind a national brand. Our name is on every transaction.

I'm not saying franchises are bad or local companies are always better. I'm saying you should understand the business model of whoever you're selling to.

How to Compare We Buy Ugly Houses to Other Options

If you're thinking about selling to We Buy Ugly Houses, here's what I'd recommend:

Get Multiple Cash Offers Never accept the first offer without shopping around. Contact We Buy Ugly Houses, but also reach out to other cash buyers in your area. Compare the offers apples-to-apples:

What's the actual purchase price?
Who pays closing costs?
What's the timeline to close?
Are there any fees or deductions?
What happens if issues come up during title search?

Consider Your Alternatives Cash buyers aren't your only option. Depending on your situation, you might also consider:

**Traditional listing**: If your home is in decent shape and you have time, you'll likely net more through an agent.
**FSBO (For Sale By Owner)**: You save the listing commission but do more work.
**iBuyers**: Companies like Opendoor or Offerpad offer closer to market value but have stricter requirements and fees.

Understand What You're Giving Up Selling to any cash buyer means accepting a lower price in exchange for:

Speed (close in days or weeks, not months)
Certainty (no financing contingencies, no deals falling through)
Convenience (no repairs, no showings, no staging)
Simplicity (one offer, one decision, done)

If those things are valuable to you, a cash sale makes sense. If you'd rather maximize price and have the time and resources to do a traditional sale, that might be the better path.

What Sets Local Buyers Like Us Apart

I'll be honest - I think we offer a better experience than franchise buyers for most sellers. Here's why:

**Direct Decision-Making**: When you work with us, you're working with the actual buyer. I make the decisions. There's no calling headquarters or waiting for corporate approval.

**Stronger Offers**: Without franchise fees eating into our margins, we can often pay more for the same property.

**Guarantees That Matter**: We guarantee 7-day closing if that's what you need. If we don't deliver, we credit you $1,000. That's money out of our pocket - which means we take the guarantee seriously.

**Cash Advance Option**: Need money before closing? We offer up to $10,000 as a cash advance. Many franchise buyers can't or won't do this.

**Local Reputation**: We've been serving Long Island and now New Jersey for over 15 years. We have 70+ five-star reviews from real sellers. Our reputation is everything - we can't afford to treat people poorly.

**Transparency**: We show you exactly how we calculate our offers. No black boxes, no mysterious formulas.

Red Flags to Watch For (With Any Cash Buyer)

Whether you're working with We Buy Ugly Houses or any other cash buyer, watch out for these warning signs:

**Pressure to sign immediately**: Legitimate buyers give you time to think.
**Fees or charges**: Real cash buyers never charge you fees.
**Vague answers**: If they can't clearly explain how they determined their offer, be cautious.
**No proof of funds**: They should be able to show they actually have the money to close.
**No reviews or references**: Anyone who's been in business should have verifiable reviews.
**Offers that seem too good to be true**: If someone's offering significantly more than other cash buyers, ask why.

The Bottom Line on We Buy Ugly Houses

We Buy Ugly Houses / HomeVestors is a legitimate company that's been around for decades. They've helped many homeowners sell properties quickly for cash. For some people in difficult situations, they're a good option.

But they're not the only option, and they're not always the best option. Because they're a franchise, your experience depends heavily on which local franchise you work with. And because they have corporate overhead and franchise fees, their offers may not be as competitive as what you'd get from a strong local buyer.

My advice: If you're considering selling to We Buy Ugly Houses, also get offers from other cash buyers in your area. Compare the numbers, compare the terms, and compare how you're treated during the process. Then make the decision that's best for your situation.

And if you're in Long Island or New Jersey, give us a call. We'll give you a fair cash offer with no pressure, no obligation, and no judgment about your house's condition. Even if you ultimately go with someone else, at least you'll have a comparison point.

Frequently Asked Questions

Is We Buy Ugly Houses a scam? No, HomeVestors/We Buy Ugly Houses is a legitimate company. They're a franchise, so quality varies by location, but they're not a scam.

What percentage does We Buy Ugly Houses pay? Typically 50-70% of after-repair value, depending on condition and market. This is similar to other cash buyers.

How does We Buy Ugly Houses make money? They buy houses at a discount, renovate them, and resell at market value. Their profit is the difference minus renovation and holding costs.