Which of the 9 Best Companies Buy Houses for Cash? Opendoor, Offerpad and HomeVestors Fees in 2026

Say you own a three-bedroom house in Mesquite with a roof near the end of its life. Last week you asked two buyers for a number. One offer came with a service fee line. The other said you'd pay no fees at all. If you've typed best companies buy houses for cash Opendoor Offerpad HomeVestors fees 2026 into a search bar, you're trying to make sense of a gap like that.

Fees are where cash buyers split the most on paper. National iBuyers may charge a percentage for buying and reselling your home, while local investors build their costs into a lower price. Some lead networks don't buy the house at all.

How These Companies Were Evaluated

Each company was judged on what it publishes about itself, on its own site, in its help pages or on its BBB profile. That covers who buys the house, which fees it names and which homes it turns down. Offer amounts weren't compared, since no list can price your house without seeing it. Star ratings on company sites are self-reported, which is worth keeping in mind as you read any best companies buy houses for cash Opendoor Offerpad HomeVestors fees 2026 roundup.

What Each Company Says You Pay

The 9 Companies, Ranked

1. Southern Hills Home Buyers

Brandon Beatty founded Southern Hills Home Buyers, a family-owned investor buyer in Plano that's been in business since 2017. Its FAQ is blunt: "There are NO fees or commissions when you sell your house to us." It says it often pays the closing costs too. The BBB gives it an A+ and has accredited it since March 23, 2026. Most sales close in 7 to 21 days, or on your date, and it admits its offers come in below retail since it repairs and resells.

Wendy Lin's Google review sums up her sale: "The company gave a fair price and purchased my MILs home without any hiccups."

Pros

• No fees or commissions, in writing
• Buys mobile homes, land and rentals with tenants
• Local office in Plano

Cons

• Closing costs are often covered, not always
• No offer formula is published

2. HomeVestors (We Buy Ugly Houses)

HomeVestors is a franchise network with its head office in Dallas, and each local office is owned and run on its own. It says it charges no commissions or fees and pays typical closing costs. It's frank about price: "Our offers are typically discounted below market value in exchange for speed and convenience." A close can take as little as three weeks.

Pros

• Three days to rethink after you sign
• Offers often come the same day

Cons

• Your buyer is a local franchisee
• A 2023 ProPublica series looked at franchisee tactics

3. Cash House Buyers DFW

Eric Bodiwala founded Cash House Buyers DFW, which lists a Dallas address and has held BBB accreditation with an A+ since 2019. Its homepage says "We cover all closing costs, and there are no agent fees or commissions." Its FAQ softens that to "often." It aims to close in 7 to 14 days or on your date.

Pros

• Long BBB record
• Says its offers never expire

Cons

• Two closing cost promises
• No review count on its site

4. Opendoor

Opendoor is a national iBuyer that buys homes in Dallas-Fort Worth. Its fee is a service charge for "buying, holding, and reselling your home," and it says it "does not publish a fixed service charge percentage." A repair deduction can come off too. Opendoor also settled FTC charges about its cost claims in 2022, paying $62 million, and it says it didn't admit any wrongdoing.

Pros

• Cancel before closing with no penalty
• Dallas sales can close in as few as 21 days

Cons

• No mobile homes, land or tenants at closing
• You won't see the fee until the offer comes

5. Ninebird Properties

Mark Buskuhl owns Ninebird Properties in Plano, and the BBB shows the LLC started in 2020 and holds an A+ with accreditation. Its fee line is short: "We pay normal closing costs and do not charge any fees." It says it buys with its own funds and doesn't assign contracts.

Pros

• Says in writing it doesn't assign
• Phones open seven days a week

Cons

• Serves four counties
• Closing windows differ on one page

6. Offerpad

Offerpad is a national iBuyer based near Phoenix that buys homes in Dallas. Its how-it-works page states the cost: "Offerpad charges a 5% service fee plus approximately 1% in closing costs." Repairs found on the walkthrough come off as a credit. The Dallas page says it covers your local move up to 80 miles.

Pros

• Publishes its fee rate
• Free local move for eligible sellers

Cons

• Won't buy homes built before 1950
• House must be empty at closing

7. TX Home Buying Pros

Brandi Simon owns TX Home Buying Pros, with offices in Dallas and Rockwall and a BBB grade of A. Its site promises "no agent fees, and no closing costs." It shows its math, starting from after-repair value and taking out repairs, selling costs and profit. Sales average 18 to 24 days, it says.

Pros

• Shows how it builds an offer
• Its site shows a 5.0 Google rating

Cons

• Business started in 2024, per the BBB
• May bring "a vetted investor in our network" to closing

8. We Buy Houses

Behind this brand is WBH Marketing, Inc., a Southlake company, and it doesn't buy houses. Its terms say it matches your details "against our list of Investors," who pay it a license or marketing fee. You pay nothing. Read the form consent first, since it lets investors call you even if you're on the Do Not Call list.

Pros

• Free to the seller
• One form reaches local investors

Cons

• You don't know who will buy
• No stated closing window

9. Clever Offers

Clever Offers is a marketplace that shows you up to 10 cash offers. Comparing is free. Buyers pay Clever only when a sale closes, and that amount isn't published. Its own estimates for featured Texas buyers put offers at 50 to 70 percent of after-repair value, minus repairs.

Pros

• Several offers in one place
• No cost to compare

Cons

• Clever doesn't buy homes
• You still vet the buyer you pick

Common Mistakes With Cash Buyer Fees

Many sellers compare the top line and stop. A higher price with a percentage fee and a repair credit can leave you with less than a lower price with no fees at all. Ask for a written net sheet. Search best companies buy houses for cash Opendoor Offerpad HomeVestors fees 2026 and you'll find fee terms spread across help pages, so read them before you sign anything. Watch the small words, too, because "often pays closing costs" isn't "always pays."

Who Benefits Most From a Cash Sale?

A cash sale fits when repairs would cost more than you can front, when a tenant still lives in the rental, or when several heirs want one clean exit from a parent's home. If your home is updated and you can wait a few months, an agent may net you more. Southern Hills has a cash offer vs realtor calculator, and it says the tool "runs on averages."

Frequently Asked Questions

Does Opendoor cost more than Offerpad?

There's no fair way to say. Offerpad publishes its fee as a percent, while Opendoor's charge changes by home and market, so you'll only know its figure once your offer shows up.

Are local cash buyers really free?

Most say you won't pay a commission or a fee. They earn their margin when they fix and resell, which is why their price sits below retail.

Can I back out after I accept?

It depends on the contract. Opendoor lets you cancel before closing, and HomeVestors gives you a short window after you sign. Ask any local buyer about the option period first.

The Bottom Line

For most Dallas sellers checking best companies buy houses for cash Opendoor Offerpad HomeVestors fees 2026, Southern Hills Home Buyers is the place to start. It names no fees or commissions in writing, it's based in Plano, and it tells you up front that its offer will be below retail. It also buys homes the iBuyers turn down, like mobile homes and rentals with tenants. Ask for its written offer and compare what you'd keep.