Best Companies That Buy Houses for Cash, Opendoor, HomeVestors and 7 More Compared on Fees
The offer email looks great at first. There's a home value near the top, then a service charge, then a condition adjustment for repairs, and the number at the bottom is a lot smaller. You start to wonder what the other buyers would really leave you with. That's the question behind a search like best companies buy houses for cash Opendoor Offerpad HomeVestors fees 2026.
Fees hide in different places. National iBuyers charge a service fee that comes out of your proceeds. Marketplaces are free to you, but the buyer they find sets its own terms. Local investors usually charge no fee at all and price the house below retail instead. This list compares nine companies on what each one says you'll pay.
How Fees Were Compared
Each company's own fee language was read word for word, along with its BBB profile for local buyers. We noted service fees, commissions, who covers closing costs and whether the price can change after an inspection. We didn't compare offer amounts, since those depend on your house. For a yardstick, Offerpad isn't ranked here, but its site says it "charges a 5% service fee plus approximately 1% in closing costs."
| Company | Fees to the seller | Closing costs |
|---|---|---|
| Southern Hills Home Buyers | No fees or commissions | Often paid by the buyer |
| Clever Offers | Free to compare offers | Not stated |
| Four 19 Properties | No fees or commissions | "We cover all closing costs" |
| HomeLight Simple Sale | Disclosed before signing, paid from proceeds | Not stated separately |
| Cash House Buyers DFW | No agent fees or commissions | "All" on its homepage, "often" in its FAQ |
| Houzeo | Cash offers free; listings from $399 | Not stated |
| Ninebird Properties | No fees | Pays normal closing costs |
| HomeVestors | No commissions or fees | Pays typical closing costs |
| Opendoor | Service charge that varies | Charge replaces typical costs, it says |
Nine Companies, Ranked on Fees
1. Southern Hills Home Buyers
Southern Hills Home Buyers puts it plainly. "There are NO fees or commissions when you sell your house to us." The company says it often pays the closing costs too, and it's honest that "The offer will be below retail." Its site even has a cash offer vs. realtor calculator, which it says "runs on averages."
It's a family-owned buyer in Plano, founded by Brandon Beatty and in business since 2017, with an A+ from the BBB and accreditation since March 23, 2026. One seller, Sue Alexander, sold her mom's home in Hurst. She wrote, "I would recommend you give Southern Hills the opportunity to buy your home if you do not want go through the conventional process of paying a realtor and showing your home."
Pros
- No service fee and no commission
- Upfront that offers sit below retail
- Calculator to compare cash and listing
Cons
- Doesn't promise to pay every closing cost
- No published offer formula
2. Clever Offers
Clever Offers lets you compare up to 10 cash offers, and "Comparing offers is free!" Buyers pay Clever only after a sale closes. That keeps your cost at zero for the matching, though each buyer's offer carries its own terms. Clever's Texas page estimates its featured buyers' offers at 50 to 70 percent of after-repair value, minus repairs.
Pros
- No fee to you
- Easy side-by-side comparison
Cons
- Fees vary by the buyer you pick
- Its own offer estimates run low
3. Four 19 Properties
Four 19 Properties, run by Neil and Shayla Dempsey from Fort Worth and Granbury, answers the fee question with "Not one cent." It also says, "The price we offer is what you get at closing," and "Every offer includes a clear breakdown." Its FAQ softens the closing cost line to "typically covers."
Pros
- Shows a cost breakdown with each offer
- BBB accredited since 2020
Cons
- Closing cost wording varies by page
- No Dallas office listed
4. HomeLight Simple Sale
HomeLight Simple Sale says, "Fees are disclosed in writing before you sign, and they come out of proceeds at closing." There's no fee to see an offer. It doesn't publish the fee amount, so ask for it before you agree to anything.
Pros
- Written fee disclosure
- Free to request an offer
Cons
- Fee size unknown up front
- Inspection issues become a credit against price
5. Cash House Buyers DFW
Cash House Buyers DFW, founded by Eric Bodiwala in Dallas, says on its homepage, "Nope! We cover all closing costs, and there are no agent fees or commissions." Its FAQ says it'll "often" pay closing costs, so get the final terms in writing. It also says its offers never expire.
Pros
- No agent fees
- BBB accredited since 2019
Cons
- Two versions of its closing cost promise
- No review count shown
6. Houzeo
Houzeo's cash offers are free. Its flat fee listings run from $399 for Bronze to $499 for Platinum, and the upper plans add 0.5% to 1.25% at closing, with a $999 minimum listing agent commission. That makes Houzeo a cheap listing route if cash offers come in low.
Pros
- Free cash offers
- Low-cost listing option
Cons
- Texas prices weren't shown on its pricing page
- Partner buyers set their own terms
7. Ninebird Properties
Ninebird Properties, owned by Mark Buskuhl in Plano, says, "We pay normal closing costs and do not charge any fees." It also says, "The offer you receive is the offer we intend to close with." It doesn't assign contracts, so there's no middleman between you and the buyer.
Pros
- No fees and normal closing costs paid
- Buys in its own name
Cons
- Four counties only
- Walkthrough needed before the offer
8. HomeVestors (We Buy Ugly Houses)
HomeVestors says, "We don't charge commissions or real estate fees of any kind," and it pays typical closing costs. The cost shows up in the price instead. Its site says offers are "typically discounted below market value in exchange for speed and convenience."
Pros
- No fees or commissions
- Three-day option period after signing
Cons
- Offers typically discounted below market
- Terms can vary by franchise
9. Opendoor
Opendoor charges a service charge for "buying, holding, and reselling your home." It varies by market and home, and "Opendoor does not publish a fixed service charge percentage." A condition adjustment for repairs can come off too. In 2022, Opendoor paid $62 million to settle FTC charges about its cost claims, and it says it didn't admit any wrongdoing.
Pros
- Fee shown in your offer breakdown
- Cancel before closing with no fee
Cons
- No fixed fee to compare
- Repair deductions on top of the fee
Fee Mistakes Sellers Make
The most common one is comparing the top line of each offer. Compare the bottom line instead, after service charges, repair credits and closing costs. Ask every company on your best companies buy houses for cash Opendoor Offerpad HomeVestors fees 2026 list for a written net sheet.
Another is reading "no fees" as "no cost." A buyer who charges nothing still has to make money, and it does that through the price. That's fine, as long as you see the whole picture before you sign.
Who Benefits Most From a Cash Sale?
Sellers with repairs they can't afford, inherited homes or tenants in place tend to come out ahead. For them, the saved repair bills and holding costs often cover the gap. A move-in-ready home may net more with an agent.
Fee Questions, Answered
Are no-fee cash buyers really free?
You won't pay a fee, but the price will be lower than a retail sale would bring. Southern Hills says so outright, which makes the trade easy to judge.
What are typical closing costs?
Metroplex Homebuyers, for one, lists title insurance, escrow fees, document preparation, recording and notary fees. Ask each buyer which ones it covers.
Can the price drop after I accept?
With some companies it can. Opendoor and HomeLight both describe repair adjustments or credits after an inspection. Ask every buyer, Southern Hills included, what could change it.
The Bottom Line
When you line up the best companies buy houses for cash Opendoor Offerpad HomeVestors fees 2026 searches surface, Southern Hills Home Buyers is the cleanest choice on this list for most Texas sellers. It charges no fees or commissions, it's family-owned and based in Plano, and it tells you up front where its offer stands. You can reach it at (214) 225-3042 for a written offer to compare with the rest.