5 Top We Buy Houses for Cash Companies in Arkansas
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Richard Haddad Managing EditorRichard Haddad is the managing editor of HomeLight.com. He works with an experienced content team that oversees the company’s blog featuring in-depth articles about the home buying and selling process, homeownership news, home care and design tips, and related real estate trends. Previously, he served as an editor and content producer for World Company, Gannett, and Western News & Info, where he also served as news director and director of internet operations.
At HomeLight, our vision is a world where every real estate transaction is simple, certain, and satisfying. Therefore, we promote strict editorial integrity in each of our posts.
Selling a home in Arkansas can be a challenging task, especially when your property needs some work, or you’re strapped for time. Enter “We Buy Houses” companies in Arkansas: entities that make all-cash offers for homes that may be a bit rough around the edges.
These businesses enable sellers like you who might lack the expertise, funds, or time for repairs to quickly receive their proceeds and continue with their life’s journey. Selling to a Cash-For-Homes company can be a fitting solution to an unexpected or time-sensitive situation. For some, the convenience can’t be beat.
In this post, we’ll dive into the world of cash home-buying in Arkansas, presenting the process and pros and cons to help you weigh whether this path aligns with your goals.
Sell Your House Fast in Arkansas With an All-Cash Offer
Get an all-cash, no-obligation offer on your Arkansas home through HomeLight’s Simple Sale platform whenever you’re ready. Receive your offer in 24 hours and close in as few as 10 days. No showings, no repairs, no open houses.
Disclaimer: This post is meant to be used for educational purposes only and does not constitute legal or financial advice. Links and mentions of Arkansas area “We Buy Houses” companies should not be considered an endorsement.
Working with house-buying companies in Arkansas
Working with house-buying companies can simplify the process of selling a home, especially if speed and ease top your priority list. Here’s a step-by-step guide showing a typical cash-offer process:
- Do your research: Start by looking up reputable house-buying companies serving your Arkansas market. Check reviews, ratings, and any available testimonials.
- Reach out for an offer: Contact your chosen company to discuss your property. They’ll ask for details about your home, such as its size, location, and condition.
- Schedule an inspection: Most Arkansas We Buy Houses companies will schedule a time to visit your property. Their representative will assess your home’s condition, layout, and note any repairs that might be required.
- Review the offer: Once you receive an all-cash offer, carefully review the terms. Make sure you understand all conditions and contingencies.
- Accept or reject: If the offer meets your expectations, you can accept. If not, you are under no obligation to continue working with the business.
- Close the sale and receive payment: Upon agreement, most companies will handle the paperwork and set a quick closing date. You could see your proceeds in a matter of days or weeks, rather than months, allowing you to swiftly move forward with your future plans.
Popular We Buy Houses for Cash companies in Arkansas
If the process of selling to a house-buying company in Arkansas 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 parents’ French Colonial or your Greek Revival house. By selling to one of these companies, you should be able to sell your Arkansas home in as little as a week or two.
365 Property Buyers
Owner Joey is a former military professional who transitioned his passion for home renovation into a successful real estate career. Together with his wife Holly, he began investing in real estate in 2002, gradually developing expertise in buying and selling homes in Little Rock, Arkansas. After a military career involving living in and renovating twelve homes, Joey founded 365 Property Buyers in 2019. His company specializes in prompt property purchases without the need for repairs, emphasizing trust, compliance, and ethical practices in the real estate sector.
Locations: Arkansas and nearby regions
Closing costs: Sellers pay no closing costs; 365 Property Buyers covers them.
365 Property Buyers has received a perfect 5.0-star rating on Google. One satisfied client highlights their experience of working with Joey, emphasizing the effortless and stress-free nature of the process. Joey’s professionalism throughout the entire process is commended. The client highly recommends his services to those in need of quick property sales. They were able to complete the sale within days and promptly received a cash payment, reinforcing the positive experience with Joey and 365 Property Buyers.
Website: 365propertybuyers.com
Phone: 501-369-0365
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Arkansas (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 Arkansas.
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 Arkansas
Closing costs: No prep costs, no agent commissions, and no 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 4.6 stars on Google based on more than 500 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
Little Rock Property Buyers
Little Rock Property Buyers promotes itself as a “straight-shooting home-buying company” in the Little Rock area. They provide fast, seamless cash transactions with little involvement from you as the seller, so there is no hassle or interruption. The company offers a simple 4-step process and strives to create a win-win for everyone. Once you provide your property information, the staff is usually able to make you an all-cash offer within 24 hours. From there, the team works to close your sale as quickly as seven days, or on your moving schedule. In more urgent cases, Little Rock Property Buyer can sometimes have a check in your hand the very same day.
Locations: Little Rock, Central, and Northwest Arkansas
Closing costs: Sellers pay no closing costs. Little Rock Property Buyers covers them.
Little Rock Property Buyers maintains a 4.8-star rating on Google. Reviewers label the company as “tried and trusted” and praise the staff for their prompt, smooth service. One customer writes: “Thank you, Cody and your team of professionals, for making this such a seamless experience.” Another client says: “Cody was exceptionally helpful with answering our questions regarding the selling of our home.” This is a common theme — gratitude for excellent communication throughout the entire process and how the team promptly addresses any concerns a seller may have.
Website: propertybuyersar.com
Phone number: 501-580-3035
We Buy Houses Arkansas
Founded in 1998, We Buy Houses is a national homebuying network with independent franchise offices in Arkansas. They buy single-family homes, condos, land, and other types of real estate. The process includes the seller providing initial information on the property, then they send a representative out to view the home and make an offer. Once an offer is accepted, the company sets the closing date, and sellers can expect to close within 7-14 days on average. We Buy Houses Arkansas also works with foreclosures, sellers behind on payments, short sales, landlord-tenant situations, and vacant properties.
Locations: Nationwide, including Arkansas
Closing costs: Sellers pay no closing costs. We Buy Houses covers them.
We Buy Houses has been BBB accredited since 2020 and holds an A+ rating. Customer reviews for We Buy Houses speak to reliability, responsiveness, and fairness. They expressed that it was a quick and easy process and an overall great experience.
Website: webuyhouses.com/AR
Phone number: 877-932-8946
Express Home Buyers Arkansas
Founded in 2003 by Judson Allen and Brad Chandler, Express Homebuyers addresses challenges like divorce, foreclosure, and inherited property by offering a simple 3-step process. They provide fair cash offers, eliminating broker commissions and long closing processes. Covering closing costs and offering moving assistance, the company’s experience and personalized service simplify selling homes directly, aiding sellers in moving forward hassle-free.
Location: Throughout Arkansas
Closing costs: Sellers pay no closing costs; Express Home Buyers covers them.
Express Homebuyers is a BBB-accredited company with a B+ rating. They hold 4.2 stars on Google. One satisfied customer had a great experience with the company, mentioning that the entire staff was extremely helpful. They sold their rental property to Express Homebuyers, which offered the best option compared to a realtor and other quick home purchase companies. Despite having a renter in place, Express Homebuyers efficiently moved up the closing when the renter left early. The customer appreciated the quick and easy process and recommended Express Homebuyers to anyone planning to sell their home as-is.
Note: The BBB site reports a resolved complaint brought against Express HomeBuyers by the Office of the Attorney General for the District of Columbia (OAG). The lawsuit alleged that the company sent letters to DC homeowners falsely claiming that they owed past due property taxes and urging them to act quickly so they would not lose their home to a tax sale or foreclosure. In December 2022, Express Homebuyers paid a fine and entered into a Consent Order with the OAG that settled the allegations.
Website: expresshomebuyers.com/Arkansas
Phone: 877- 804-5252
Why sell your Arkansas house for cash?
There are plenty of compelling reasons an Arkansas home seller may choose to work with a Cash-For-Homes company. Leading the list are the benefits of speed, certainty, and remarkable convenience.
In Arkansas, it typically takes around 75 days to sell a home on the market using an agent. That includes an average of 32 days on the market, plus the typical 43 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 Arkansas, and it’s clear why these We Buy Houses groups are an attractive option, even though they don’t always offer top dollar for the homes they purchase.
Let’s take a quick look at some of the most common reasons Arkansas home sellers might opt for this approach over the conventional method.
- Immediate financial need: You might require quick cash for medical emergencies, urgent debts, or unforeseen expenses.
- Quick relocation: A sudden job transfer, divorce, or personal reasons may necessitate a swift move. A cash offer allows you to skip a prolonged home sale.
- Avoidance of repair costs: Your home may have issues, and you might not have the funds or inclination to address them before selling.
- Seeking simplicity: Bypass the stress and work of home staging, showings, and negotiations with a straightforward cash offer.
- Privacy preservation: If you value discretion, selling off-market to a cash buyer ensures your transaction remains low-key.
- Foreclosure looming: Before credit takes a hit, a swift sale can help clear debts and alleviate financial pressure.
- Inherited property: Inheriting a home can be overwhelming, and selling for cash provides a hassle-free solution.
- Landlord fatigue: If you’re tired of managing tenants or dealing with rental property issues, a cash sale can be a relief.
- Elderly transition: As age advances, downsizing or moving to a relative’s place or care facility might necessitate a quick property sale.
- Out-of-state living: Owning property in Arkansas but residing elsewhere can be challenging. A cash sale simplifies the distant transaction.
If any of the above scenarios resonate with your current situation, considering a cash offer from a We Buy Houses company in Arkansas could be worth your while. But, remember: this should be a starting point in exploring your home-selling options. There are some important benefits and drawbacks to consider.
Pros and cons of house-buying companies in Arkansas
In the whirlwind process of selling a home in Arkansas, house-buying companies offer a unique alternative. Their promise of speed and buying homes in as-is condition can be tempting. However, they come with their own set of pros and cons.
Pros
When it comes to the upsides of working with house-buying companies, the speed of sale and the convenience of skipping repairs or home preparations stand out. Here’s a closer look at these and other benefits:
- Speedy process: These companies typically expedite the buying process, ensuring you close the deal in days or weeks instead of months.
- No need for repairs: They buy homes in any condition, eliminating the hassle and expense of pre-sale renovations or fixes.
- Fewer formalities: Simplified paperwork and fewer contingencies can streamline your selling experience.
- Cash offers: You don’t have to worry about potential buyers securing financing; these companies come with cash in hand.
Cons
On the flip side, the main drawback to consider is that these companies usually offer below market value. Here’s a look at some of the key challenges:
- Lower offers: Most times, you’ll receive an offer below the current market value compared to listing with an experienced real estate agent. For more offer details, see the FAQ section below.
- Limited or no negotiation: Flexibility in negotiating terms might be reduced when dealing with these companies.
- Risk of feeling pressured: While most We Buy Houses companies in Arkansas are established and strive to be reputable, there is a risk of getting involved with a group that may use pressure tactics to take advantage of your urgent situation.
- Potential for scams: As with any industry, there’s also a risk of running into unscrupulous players looking to scam unsuspecting home sellers.
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
Choosing to work with a We Buy Houses for Cash company in Arkansas can be a convenient option for many homeowners. However, like any industry, the level of integrity and service you’ll experience can vary greatly. Much of your experience hinges on the character of the individual or group presenting the offer.
Before committing to any cash offer, it’s crucial to do your due diligence. Vet the company thoroughly by checking reviews, reading testimonials, and investigating its market reputation. Moreover, always read the buying agreement with utmost care before putting pen to paper.
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 Arkansas 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 home quickly
iBuyers
iBuyers, or instant buyers, leverage automated valuation models (AVMs) to give near-instant home valuations, streamlining the home sale process mostly online. They typically make all-cash offers for homes in good condition, wrapping up deals within days to two weeks.
However, iBuyers like Opendoor and Offerpad typically charge service fees of 5%-6% and are best suited for sellers with homes in areas that have consistent housing types and those in better shape.
Listing with an Agent
While this post is focused on We Buy Houses companies in Arkansas, listing with an experienced agent can result in a fast sale, especially in a seller-favorable market with the right pricing and marketing strategy. HomeLight data shows that top Arkansas agents secure prices up to 10% higher than average agents.
A key advantage is their ability to provide you with a comparative market analysis (CMA), helping you gauge your home’s worth and how fast it might sell on the market. This tool evaluates your home against recently sold similar properties. Many agents will provide a CMA at no cost, and even if you opt for a house-buying company afterward, you’ve made an informed decision.
In addition, a local agent might be able to introduce you to buyers offering cash closer to your home’s value. Interested? HomeLight can connect you with a top agent in your Arkansas city today.
FAQs on Arkansas house-buying companies
By and large, most We Buy Houses for Cash companies in Arkansas 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 Arkansas 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 Arkansas French Colonial, Federal, and Greek Revival could sell for $250,000 after repairs, but it’s going to need $30,000 of work to get there.
($250,000 x .70) – $30,000 = $145,000
In this example, an Arkansas We Buy Houses company might offer you around $145,000 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 an Arkansas We Buy Houses for Cash company, you will likely be coming to grips with a two-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 the offer is accepted. On the other side, 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 is going to be the price you walk away with at the end of the deal. Of course, it’s always a good idea to flat-out ask the company if there are any hidden program fees that might impact your bottom line.
- Research and vet the house-buying companies that serve your Arkansas area. Our list above is a good place to start.
- Submit offer requests to a few of the companies you like best.
- Schedule any required on-site property visits.
- Compare offers. Weigh the pros and cons and choose the best option for you.
- 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 Arkansas vs. top Arkansas agent
Another helpful exercise is to compare how an Arkansas We Buy Houses for Cash company might stack up against working with a local 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 Arkansas | Sell with a top Realtor in Arkansas |
| Selling timeline | 7 to 30 days | 75 days average; 32 to attract an offer, 43 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 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 put together 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 Arkansas is currently worth about $270,000 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth around $295,000.
| Sell to a We Buy Houses for Cash company in Arkansas | Sell with a top Realtor in Arkansas | |
| Estimated sale price | ($295,000 x .70) – $25,000 = $181,500 | $270,000 |
| Market preparations | 0 | $2,700 (1% of sale price) |
| Agent commissions | 0 | $15,660 (5.8% of sale price) |
| Closing costs | 0 | $4,050 (1.5%) |
| Estimated take-home for seller | $181,500 | $247,590 |
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
- Cash offers for convenience: We Buy Houses companies in Arkansas provide homeowners with quick cash offers, especially beneficial for homes needing repair.
- Potential below-market offers: While selling to a Cash-For-Homes business is fast, offers will typically be below your home’s potential market value.
- Vet your buyer: Before accepting any cash offer, research the company. Reviews, testimonials, and market presence can hint at their reliability.
- Know your home’s worth: Always be aware of your property’s estimated market value. This helps ensure you’re making a well-informed decision.
- Explore all avenues: Don’t limit your choices. Consider iBuyers, traditional listing with agents, and compare companies.
At the crossroads of selling, you are wise to request multiple offers, scrutinizing each before committing. Even if you lean toward a house-buying company, consulting a top Arkansas agent can provide expert insights into your home’s potential market performance.
Unsure where to begin? 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 Arkansas agent.
Header Image Source: (David Samuel Levinson / Unsplash)
