We Buy Houses Butler: Top 4 Companies
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Joseph Gordon EditorJoseph Gordon is an Editor with HomeLight. He has several years of experience reporting on the commercial real estate and insurance industries.
Selling your home in the Keystone State can be difficult, especially if your property needs repairs and you’re short on time. The good news is, there’s a faster, more convenient alternative to traditional home selling.“We Buy Houses” Butler companies specialize in making all-cash offers for homes in any condition, allowing you to quickly avoid the hassle of repairs and get the cash you need.
Sell Your House Fast in Butler With a Cash Offer
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Whether you’re facing a sudden need to relocate for employment or an unexpected inheritance, a cash sale is the solution you’re looking for. Without the need to list your home on the market or spend on costly repairs, you can sell your house and close the deal faster.
In this post, we’ll cover the pros and cons of selling to a cash-for-homes company in Butler, helping you make an informed decision based on your needs.
Working with house-buying companies in Butler
Cash home sales in Butler offer a faster, simpler way to move on from your property. House-buying companies handle everything from offer to closing with speed and efficiency. Here’s an overview of the process of selling your house for cash:
- Reach out: Contact a house-buying company to express interest in selling your home.
- Share your property details: Provide the company with basic information about your home, such as its condition, size, and location.
- Schedule a home assessment: The company will set up a time to evaluate your property, either in person or virtually.
- Receive a cash offer: After assessing your home, the company will make a take-it-or-leave-it cash offer.
- Sign the agreement: If you accept the offer, you’ll sign the purchase agreement to finalize the deal.
- Close and get paid: The company will handle the closing process, and you’ll receive your cash payment, typically within days.
Popular We Buy Houses for Cash companies in Butler
If the process of selling to a house-buying company in Butler 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 or your parents’ property, whether that’s a Brick Ranch or Victorian.
By working with one of these companies, you should be able to sell your Butler home in as little as a week or two.
717 Home Buyers, Butler
717 Home Buyers delivers fair, all-cash offers within 24 hours of receiving essential property information, with no contingencies and multiple selling options tailored to each homeowner’s situation. They purchase properties in as-is condition, so there’s no need for repairs, updates, or even cleaning.
The company also offers flexible closing schedules, with the ability to complete transactions in as few as 7 days. By skipping the traditional listing process, sellers can move on more quickly.
Locations: Throughout Pennsylvania, including Butler
Closing costs: Sellers pay no closing costs; 717 Home Buyers cover them.
Praised for responsible and ethical operations, 717 Home Buyers has been accredited by the Better Business Bureau (BBB) since 2021 and currently holds an A+ rating. Past clients left positive feedback on its Google Business Profile, generating a high review score of 4.7 stars.
Reviewers commend the team for being responsive, helpful, and quick to answer calls, texts, or emails, which made communication simple throughout the process. Many highlight the staff’s real estate expertise and positive attitude, noting that their professionalism and willingness to assist make every transaction smooth and enjoyable.
Website: 717homebuyers.com
Phone number: 717-639-2164
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Butler (and across the country) can request a cash offer for their home. It features one of the largest networks 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 Butler.
With the platform, you can get a no-obligation, all-cash offer in 24 hours and sell your home in as few as 7 days, skipping the months it can take to sell the traditional way.
Locations: Nationwide, including Butler
Closing costs: No prep costs, agent commissions, or fees charged by HomeLight. Individual investor fees may vary.
Simple Sale is a platform by HomeLight, a real estate solutions company founded in 2012. Given its strong focus on excellent customer service, it has been BBB accredited since 2019 and now proudly maintains an A+ rating. The company has 4.8 stars on Google based on hundreds of 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.
Website: homelight.com/simple
Phone: 844-488-8455
We Buy Houses, Butler
Founded in 1997, We Buy Houses operates across 200 markets in 30 states, purchasing homes in any condition. The process begins with collecting key property details from the homeowner, followed by thorough market research and a property walkthrough.
Within 24 to 48 hours of the visit, a no-obligation cash offer is typically extended. If accepted, the transaction can close in as little as seven to 14 days, offering sellers a streamlined and efficient alternative to traditional listings.
Locations: Nationwide, including Butler
Closing costs: Sellers pay no closing costs; WeBuyHouses.com covers them.
Accredited by the BBB since 2020, We Buy Houses holds an A+ rating. It earned 3.7 stars on Google, as client feedback is varied. Many rave about the excellent service and give high ratings, praising the overall experience. Others, however, raise concerns about how they were contacted—especially when callers didn’t introduce themselves.
Website: webuyhouses.com
Phone number: 877-932-8946
Eagle Cash Buyers
Eagle Cash Buyers offers a reliable alternative for homeowners looking to avoid the delays and complications of the traditional real estate process. With no need for showings, repairs, or agent commissions, the company streamlines every step of the transaction.
As experienced cash buyers operating in Pennsylvania and other states, they provide a smooth and stress-free way to sell your home quickly. Homeowners typically receive offers promptly, with the ability to close in as little as seven days.
Locations: 45 states, including Pennsylvania
Closing costs: Sellers pay no closing costs; Eagle Cash Buyers covers them.
Known for its commitment to ethical standards, Eagle Cash Buyers has been BBB accredited since 2019 and now holds an A+ rating. Its Google Business Profile earned 4.4 stars, as several customers reported a fast, easy selling experience, especially for properties needing repairs.
According to reviewers, the company provides fair cash offers quickly and closes in a matter of days. Many appreciate how smoothly everything is handled, with clear communication throughout the process.
Website: eaglecashbuyers.com
Phone number: 833-330-1625
Why sell your Butler house for cash?
If you’ve ever sold your home through the traditional real estate market, you know the process can drag on for months, and there’s no guarantee of a sale. But when you sell to a We Buy Houses company, you’re looking at a guaranteed sale in just a matter of days. Speed, convenience, and certainty are the top reasons many homeowners choose to work with a cash-for-homes firm.
In Butler, selling a home on the open market using an agent takes around 76 days. That includes an average of 35 days on the market, from listing to signed contract, plus the typical 41 days a buyer needs to close on a purchase loan.
Compare that to the usual seven to 10 days promised by many house-buying companies in Butler, and it’s clear why these Cash-For-Homes groups are an attractive option, even though they don’t always offer top-dollar for the homes they purchase.
Selling your Butler home for cash could be a fitting solution if you need a quick and uncomplicated sale. House-buying companies offer speed and convenience by purchasing homes in any condition. Here are some common scenarios where selling for cash might be the right option for you.
- Job relocation: You’re moving for a new job and need to sell your house quickly to avoid managing a long-distance property.
- Divorce settlement: You’re going through a divorce and want to sell your home quickly to expedite the process and move forward.
- Unwanted inheritance: You’ve inherited a house you don’t want to manage and prefer to sell it without dealing with repairs or updates.
- Downsizing transition: You’re downsizing and want to sell your current home quickly so you can move to a smaller, more manageable space.
- Major repairs needed: Your house is in poor condition and requires expensive repairs, but you don’t have the time, money, or expertise to fix it up.
- Open house inconvenience: You prefer to skip the hassle of open houses and showings, selling directly to a buyer instead.
- Foundation damage: Your home has foundation problems that are difficult and costly to fix, making a cash sale appealing.
- Foreclosure solution: You’re at risk of foreclosure and want to sell your home quickly to avoid further financial issues.
- Tenant complications: Your rental property has problematic tenants, and you’re ready to sell without the headaches of managing the property.
- Remote home sale: You live out of state and need a quick, hands-off sale to avoid traveling back and forth.
Pros and cons of house-buying companies in Butler
Selling your Butler home to a house-buying company offers several advantages, particularly when you need to sell quickly and want to avoid repairs or extensive preparations. Below, we summarize the key benefits of working with these companies:
Pros of house-buying companies in Butler
- Fast sale: House-buying companies can close deals quickly, often in as little as seven days, which is ideal if you need to sell your home fast.
- As-is deal: You can sell your house as-is, without making any repairs or updates, saving you time and money.
- No contingencies: Cash sales typically come with no contingencies, meaning fewer hurdles and a smoother transaction.
- No listing prep: You won’t need to clean, stage, or prepare your home for listing, as the buyer will purchase it in any condition.
While partnering with house-buying companies provides speed and convenience, it comes with some drawbacks. The biggest is the potential loss of profits compared to listing with a real estate agent. Here’s a closer look at the potential downsides of selling your Butler home for cash.
Cons of house-buying companies in Butler
- Lower offer: Expect an offer that’s significantly below your home’s market value, as house-buying companies prioritize quick purchases over competitive pricing.
- Limited buyer pool: Selling to a house-buying company means you’re missing out on potential buyers who might be willing to pay more for your home.
- Scam risks: Some entities may pose as cash buyers but actually engage in house-buying scams, so it’s important to vet each potential partner carefully before committing to an offer.
- No room for negotiation: Cash-for-homes companies typically make take-it-or-leave-it offers, leaving you with little opportunity to negotiate a better price.
Now that you’ve seen the pros and cons, it’s important to vet cash buyers and know your home’s worth before moving forward with a sale to ensure you’re getting a fair deal.
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
When selling your home to a house-buying company in Butler, the level of integrity and service can vary. Here are some important steps to take before committing to a cash offer:
- Check credentials: Confirm the company is legitimate by reviewing their business history, licensing, and past performance.
- Look for red flags: Be wary of companies that have negative reviews or no established presence.
- Read the buying agreement: Make sure you read the purchase agreement carefully, paying attention to any fees, conditions, or contingencies.
- Know your home’s worth: Before accepting an offer, make sure you have a clear understanding of your home’s market value.
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 agent in Butler. Use our free Home Value Estimator to get an initial ballpark estimate in less than two minutes.
Other options to sell your Butler home quickly
Working with iBuyers
Instant buyers, or iBuyers, offer a fast, mostly online sale process. Using automated valuation models, they provide all-cash offers for homes in good condition. Closing typically occurs in days to two weeks. However, major iBuyer companies like Opendoor and Offerpad charge service fees of around 5% to 6% of the home’s sale price, which may affect your bottom line.
Listing with an agent
Though it may seem surprising in a quick-sale discussion, listing with a top real estate agent can lead to a faster sale than expected, especially in a hot market. Agents provide valuable insights, including a comparative market analysis, often free, to help set a strategic price.
Plus, they may connect you with cash buyers willing to pay closer to market value. HomeLight can connect you with top agents who excel in your area.
FAQs on Butler house-buying companies
By and large, most We Buy Houses for Cash companies in Butler 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 BBB website. Watch for anything that just doesn’t seem right.
Most Butler We Buy Houses for Cash companies apply the 70% rule, meaning they’ll offer you about 70% of your home’s after-repair value (ARV), then deduct 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 Butler Victorian could sell for $235,500 after repairs, but it will need $25,000 of work to get there.
($235,500 x .70) – $25,000 = $139,850
In this example, a Butler We Buy Houses company might offer you around $139,850 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 they look for homes in better condition. An iBuyer might pay you 90% or more of the market value while charging a fee for their services.
When you accept an offer from a Butler We Buy Houses for Cash company, you will likely be coming to grips with a double-edged sword. On the one hand, it shouldn’t cost you any additional money because these companies make an offer and handle almost everything once it is accepted. On the other hand, 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 will be the price you walk away with at the end of the deal. Of course, asking the company if any hidden program fees might impact your bottom line is always a good idea.
- Research and vet the house-buying companies that serve your Butler 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 Butler vs. top Butler agent
Another helpful exercise is to compare how a We Buy Houses for Cash company might stack up against working with a 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 Butler | Sell with a top Realtor in Butler |
| Selling timeline | 7 to 30 days | 76 days average; 35 to attract an offer, 41 to close the loan |
| Home preparations | None | Deep clean, declutter, make necessary repairs, landscape, and stage the home |
| Showings | None | 10 to 25 showings on average |
| Inspections and 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 the title before you can sell the 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 | 3% to 6% of the home’s sale price |
| Closing costs | None | 1% to 3% of the home’s sale price on top of the agent’s commission |
Example net proceeds
Below, we’ve compiled 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 Butler is worth about $210,500 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth around $235,500.
| Sell to a We Buy Houses for Cash company in Butler | Sell with a top Realtor in Butler | |
| Estimated sale price | ($235,500 x .70) – $25,000 = $139,850 | $210,500 |
| Market preparations | 0 | $2,105 (1% of the sale price) |
| Agent commissions | 0 | $6,315 (3% of the sale price) |
| Closing costs | 0 | $3,157.50 (1.5% of the sale price) |
| Estimated take-home for seller | $139,850 | $198,922.50 |
As this example illustrates, it’s usually in your best financial interest to partner with an experienced real estate agent. However, net proceeds are not the only consideration when selling a home.
What’s best for your situation will depend on the condition of your property, the level of repairs needed, and your selling objectives. It could be that selling on the open market will be a challenge in your area, or the agent’s timeline might not fit your immediate needs.
Key takeaways
- Quick sales: Cash-for-homes companies offer fast closings, often within days, making them ideal for sellers in urgent situations.
- As-is deals: These companies purchase homes in any condition, so you can avoid costly repairs and preparations.
- Lower offers: Expect offers to be below market value since these companies prioritize speed and profits over competitive pricing.
- Minimal hassles: You won’t need to stage your home, hold open houses, or deal with contingencies when selling to a cash buyer.
- Property value insights: Always be aware of your property’s estimated market value before you proceed with a cash-offer company to avoid extremely low offers.
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 Butler agent.
Editor’s note: This post is for educational purposes only. Links to and mentions of Butler area “We Buy Houses” companies are not endorsements. Moreover, the program details mentioned above may change. Visit the home-buying company’s website for the most up-to-date information.
Header Image Source: (Curtis Adams/ Pexels)
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.
