5 Top We Buy Houses for Cash Companies in Delaware
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Dwayne Vega, Contributing AuthorClose
Dwayne Vega Contributing AuthorDwayne Vega is a freelance writer with a specialization in real estate content. He works closely with B2C and B2B companies providing useful and engaging content that converts viewers into clients. When he isn’t writing for work, you can find him reading and writing for his ongoing MFA in Creative Writing.
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Richard Haddad, Executive EditorClose
Richard Haddad Executive EditorRichard Haddad is the executive 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.
Trying to sell your historical Cape Cod-style home in Delaware but worried that it doesn’t have enough curb appeal after enduring hard, wet winters? Or, you probably found yourself in a position where a fast home sale is a top priority because of a job relocation, a sudden financial need, or a major family transition, like a divorce. In these situations, a “We Buy Houses for Cash” Delaware company proves beneficial.
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Partnering with a house-buying firm is ideal when you’re pushed into a time crunch and you can’t be troubled by repairs and renovations. These businesses make all-cash offers for homes that often need some work, enabling sellers who lack the time, expertise, and money for repairs to move quickly and receive the cash proceeds from their home sooner if they need it.
If you need to sell your Delaware home quickly, a We Buy Houses for Cash company could be the best solution. However, before you request a cash offer, it’s important to understand how much a Delaware house-buying company might offer for your home and weigh your options. Once you’re familiar with the process, you can opt to select a company on our list of some of the top contenders and get moving.
Working with house-buying companies in Delaware
We Buy Houses companies in Delaware typically promise quick, all-cash offers and ultra-fast closings, often in as few as seven days. They tend to target distressed properties in need of repairs and work with sellers who need to move ASAP.
Here’s how the process of selling your home for cash generally works:
- You request an offer and provide the company with some information about your home. Some companies may make a preliminary offer at this stage, but it’s usually subject to change once they’ve inspected your property.
- The company completes a walk-through of your property, usually within 24 to 48 hours.
- The company makes a firm offer, usually within 24 hours, but sometimes on-site after the walk-through, which you can accept or decline. Most of these businesses will not negotiate on price, so the offer is a take-it-or-leave-it scenario.
- If you accept the offer, you’ll both sign a contract, and the closing process will begin. Some companies offer a large deposit or moving cost assistance, and a few may pay for the home upfront.
- Closing and getting paid is quick, typically within seven days to a few weeks. This can vary by company, and sellers who work with a house-buying company often enjoy flexibility in selecting a move-out date that works for them.
Popular We Buy Houses for Cash companies in Delaware
If the quick process of selling to a house-buying company in Delaware 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’ Craftsman home in Newark or cottage in Middleton. By working with one of these companies, you should be able to sell your Delaware home in as little as a week or two.
Delaware Home Buyers
Delaware Home Buyers is a real estate investment company that offers flexible, personalized solutions for homeowners wanting to sell quickly. With over ten years of combined experience, the team works closely with sellers to understand their unique needs and help them move forward with confidence.
Sellers can expect a serious, competitive cash offer within 24 hours. Moreover, the team allows clients to choose their closing date.
Locations: Throughout Delaware
Closing costs: Sellers pay no closing costs; Delaware Home Buyers covers them.
Recognized for its business integrity, Delaware Home Buyers has been accredited by the Better Business Bureau (BBB) since 2024 and currently maintains an A+ rating. On Google, it has 4.9 stars, thanks to positive customer testimonials.
Clients say the company delivers a satisfying and professional home-selling experience. Many note that the team offers fair pricing and provides helpful guidance throughout the closing process.
Website: delawarehomebuyers.com
Phone number: 302-202-0530
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Delaware (and across the country) can request a cash offer for their home. It has a wide network of cash buyers, and partner investors have a 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 Delaware. With the platform, you can get an all-cash offer in as few as 24 hours and sell your home in as little as 7 days, skipping the months it can take to sell the traditional way.
Locations: Nationwide, including Delaware
Closing costs: No prep costs, no agent commissions, and no 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, the firm has been BBB accredited since 2019 and currently holds an A+ rating. It has earned 4.8 stars on Google based on hundreds of 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
302 House Buyers
Founded in 2011, 302 House Buyers specializes in facilitating a speedy, convenient home sale process for different kinds of homeowners, including those dealing with foreclosure, uninhabitable homes, and distressed financial situations.
Although the company buys homes in several Delaware counties, it focuses on properties in the Wilmington area and New Castle County. To start working with 302 House Buyers, provide your contact and property information and receive an offer within 24 hours. If you accept, you can close in as few as seven days.
Locations: Wilmington and New Castle
Closing costs: Sellers pay no closing costs; 302 House Buyers covers them.
With several positive reviews, 302 House Buyers boasts a 4.8 out of 5-star rating on Google. Customers praised the professionalism of specific team members who made the sales process quick and easy. They especially appreciated the staff’s communication and friendliness compared to other homebuying companies.
Many reviewers reported receiving quick and easy offers. 302 House Buyers currently has an A+ rating and 5 stars with the BBB.
Website: 302housebuyers.com
Phone number: 302-329-8899
Opp Real Estate
Opp Real Estate, a locally owned firm, provides tailored solutions to Delaware homeowners facing a range of real estate challenges, from foreclosure and unsold properties to the urgent need for a fast sale. It has bought various types of homes all over the state, taking pride in its flexibility and creativity.
To work with the company, provide your property information, set up an appointment, and receive an offer within 24 hours. If you accept the offer, you can close in as little as two weeks.
Locations: Throughout Delaware, including Wilmington, Newark, Bear, and New Castle
Closing costs: Opp Real Estate often pays the closing costs.
With a handful of positive Google reviews, Opp Real Estate commands a perfect 5-star rating. Customers say that the team is kind and committed to their clients.
They offer a no-pressure approach and assist homeowners who are in particularly difficult selling situations, including those out of state. Other reviewers noted that the company is easy to work with, as the staff communicates professionally at every step of the transaction.
Website: webuyhomesde.com
Phone number: 302-327-6760
Delmarva Dave
Delmarva Dave is a company founded by Dave Schmidt, a licensed Delaware real estate agent with memberships in local, state, and national associations. Schmidt started his company in 2019, specializing in as-is sales and following a straightforward checklist, including location, condition, and necessary repairs, to determine its offer price.
Aside from expedited home purchasing, the firm focuses on helping homeowners in unique situations and distressed properties. It provides a fast cash offer after a seller provides key property information. If you accept the offer, you can close in as little as two weeks.
Locations: Kent and Sussex counties
Closing costs: Delmarva Dave covers closing costs most of the time.
Committed to excellent customer service, Delmarva Dave achieved a 4.8-star rating on Google. Reviewers noted the company’s simple, straightforward solutions, mentioning how Dave was personable and accommodating.
Others shared how the company gave immediate assistance as they faced unique financial situations. Delmarva Dave has been accredited with the BBB since 2019 and holds an A+ rating.
Website: delmarvadave.com
Phone number: 302-291-4320
Why sell for cash in Delaware?
There are plenty of reasons a Delaware seller may choose to go the cash-for-homes route, with speed and certainty being chief among them.
In Delaware, selling a home on the open market using an agent typically takes about 72 days. That includes an average of 31 days listed on the market until the contract is signed, plus the typical 41 days a buyer needs to close on a purchase loan.
Compare that to the typical seven days promised by many We Buy Houses for Cash companies in Delaware, and you can see why these companies remain popular, even though they don’t always offer top dollar.
Not every seller has months to prep, market, show, and close. Let’s look at some common reasons Delaware sellers choose cash-for-homes companies over listing the traditional way.
- Significant repairs: The home has major issues common in Delaware, such as foundation cracks, mold growth, or unpermitted additions.
- Urgent life transition: The seller needs to move or cash in quickly due to divorce, job relocation, medical need, financial stress, etc.
- Costly, time-consuming fixes: The seller doesn’t have the means or desire to make repairs.
- Traditional sale hassles: The seller doesn’t want to bother prepping the home, dealing with showings, negotiating, or navigating a long sales process.
- Discreet sale preference: The seller wants the privacy of selling their home off-market to a cash buyer.
- Foreclosure solution: The seller is in the foreclosure process and wants to sell the home and settle up with the lender before it’s too late.
- Unwanted inheritance: The seller inherited a property and wants to unload it as quickly as possible.
- Landlord fatigue: The seller is a landlord who has problem tenants or no longer wishes to manage a rental property.
- Downsizing transition: The aging homeowner decided to downsize and move into a care facility, prompting their family to sell the home.
- Remote home sale: The seller is living out of state and prefers the ease of a cash sale, which eliminates the need to travel back and forth.
If any of these sounds like you, requesting a cash offer from a We Buy Houses for Cash company might be a good starting point, though it’s not your only option, and it may not be your best move (we’ll dive into your other options in just a minute).
Pros and cons of house-buying companies in Delaware
We Buy Houses for Cash companies in Delaware provide speed and convenience, but you may be concerned about not maximizing returns from the quick home sale. Let’s walk through a few pros and cons to consider while weighing your options.
Pros of We Buy Houses for Cash in Delaware
One of the biggest advantages of working with We Buy Houses for Cash companies in Delaware is that you can sell your home as-is with no repairs required, and they’ll buy homes in any condition.
If your home was severely damaged in a weather event, or you’ve fallen years behind on routine maintenance, you can still sell without needing to make the extensive repairs that financed buyers may require.
Here are some other pros to consider:
- Speedy transaction: You can often sell your home in as few as seven days.
- Guaranteed sale: Since the company does a pre-offer walk-through, their offer is firm and comes with few (if any) contingencies. Cash-for-houses companies are experts at clearing roadblocks and closing deals.
- No repairs: Again, if your home is in rough shape and you don’t have the funds or the patience to make repairs, you can skip them altogether and save yourself the stress.
- Less hassle: You don’t have to deal with staging, open houses, offer comparisons, negotiations, low appraisal, or the buyer’s financing falling through. Overall, reputable We Buy Houses for Cash companies in Delaware offer a smooth ride from offer to close.
This can sound very appealing if you’re a seller aiming to move within weeks, rather than spending months listing and selling your home through an agent. However, there are downsides to working with cash-for-homes companies. Namely, they typically offer substantially below market value for your home.
Cons of We Buy Houses for Cash in Delaware
When considering an offer from a We Buy Houses business, remember that these are house-buying companies, which means they’re ultimately trying to make a profit. They plan to fix up your home and either resell it or rent it out. That takes considerable time, skill, and investment.
Here are some potential downsides to consider:
- Lower offers: Most companies follow the 70% rule, meaning they’ll offer you 70% of your home’s after-repair value (ARV), the value that your house could sell for on the market once it’s all fixed up, then deduct repair costs. So the price you get for your home may be appreciably lower than what you’d get on the market.
- Inconsistent market knowledge: Not all cash homebuying companies are equal. Some are more localized, have specific neighborhood knowledge, and are able to leverage that expertise into more competitive offers. Others are less knowledgeable about the specifics of your community, which could result in lowball bids.
- Untrustworthy companies: Some companies make extremely low offers to desperate homeowners. A few bad players may even engage in fraud, though it’s uncommon.
- Pressure tactics: These companies know that homeowners looking to sell quickly are often in dire situations, and some do take advantage of that by using pressure tactics. You should never feel pressured to accept an offer, especially since there are plenty of We Buy Houses for Cash companies in Delaware from which to choose. If anyone makes you uncomfortable, it’s time to move on to another option.
Your home is more than a place where you make memories with family. It’s also likely your biggest asset. Sure, you want to sell quickly, but you could be leaving major money on the table if you don’t consider if you don’t consider other avenues for a quick sale.
Always do your research, compare your options, and consult with a trusted advisor before accepting any offer.
Vet cash buyers and know your home’s worth
For many home sellers, We Buy Houses for Cash companies can be a solid solution to selling a property quickly or accessing cash for an expected life challenge. On the other hand, the “cash for your home” rehabbing business model has also led to what some housing advocates call predatory tactics.
The level of integrity and customer service you experience can vary, even within an established house-buying company that strives to maintain consistent business standards. This is because many We Buy Houses for Cash companies are franchises and often use independent investors or local wholesaling outfits. Your experience greatly depends on the character of the person or group making the offer.
If you are considering a cash offer, vet the company thoroughly. Check reviews, read testimonials, and research its presence and performance in the market. And, of course, read the buying agreement carefully before signing.
Get a home value estimate
Before committing to a We Buy Houses for Cash company, HomeLight suggests you consult with a top agent to get a better idea of what your home might be worth if sold on the open market. Then, compare cash offers to what a top agent might be able to get for your home.
HomeLight can connect you with a top-performing agent in your market. You can also try our free Home Value Estimator right now to get an initial ballpark estimate in less than two minutes.
Curious What Your Home Is Worth?
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Other options to sell your home quickly
Working with iBuyers
Within the cash-for-homes business, you’ll encounter a particular group of companies known as instant buyers or iBuyers.
These firms offer sellers many of the same conveniences of other house-buying operations, but they also leverage algorithmic technology, otherwise known as automated valuation models (or AVMs), to make you a near-instant offer on your home and provide a user-friendly, mostly online home-sale experience.
Offering all cash, iBuyers can close in a matter of days to a few weeks. But unlike more traditional We Buy Houses for Cash companies, they tend to look for homes in better condition and offer much closer to market value, typically in the 85% to 95% range.
However, one thing to note is that major iBuyers like Opendoor and Offerpad usually charge sizable fees for their services, between 5% and 6% of the home’s sale price.
Sellers who may be a good fit to work with an iBuyer in Delaware include those who prefer to skip staging and showing their home, live in an area with somewhat similar housing, and have a home in relatively good shape.
Listing with an agent
A seasoned agent can help you sell quickly with strategic pricing andan excellent marketing plan.
What’s more, selling on the open market generally fetches the highest home price, especially when you work with a skilled professional. Our internal transaction data at HomeLight shows that the top 5% of real estate agents sell homes for up to 10% more than average agents.
Selling your home is a big financial decision, so it makes sense to consult with a trusted real estate agent who can complete a comparative market analysis (CMA) to help you understand your home’s value and how quickly it’s likely to sell. A CMA is usually free, and you’re under no obligation to list with the agent, so this may be a good tool to explore your options.
Your agent may even be able to connect you with cash buyers who are willing to offer closer to market value for your home.
Are you overwhelmed trying to find a good agent? HomeLight would be happy to connect you with a top performer in Delaware today.
FAQs on Delaware house-buying companies
Most We Buy Houses for Cash companies are legitimate, as this business model has been around for decades. However, it’s always a good idea to watch out for scams or anything that just doesn’t seem right.
Research companies thoroughly. Verify all professional licenses, check customer reviews, get a referral if possible, and vet the company on the BBB website.
Most cash-for-homes companies follow the 70% rule, meaning they’ll offer you 70% of your home’s after-repair value, then deduct the repair costs.
Here’s what that simple formula looks like:
(Your home’s ARV x .70) – repair costs
Now let’s take a look at a practical example. Let’s say your Delaware cottage could sell for $395,000 after repairs, but it’s going to need $30,000 of work to get there.
($395,000 x .70) – $30,000 = $246,500
In this example, a Delaware cash-for-homes company will probably offer you about $246,500 for your property.
However, different types of house-buying companies will offer varying amounts for homes. As mentioned previously, iBuyers tend to pay more like 85% to 95% of the market value while charging a fee for their services.
Selling a home to a We Buy Houses for Cash company shouldn’t cost you any money, though you’ll likely get less overall for your home.
Since these companies are geared toward distressed homes, they tend to have zero fees and will even cover your closing costs. That means the offer you get is the price you should walk away with. Make sure to ask about any hidden program fees that could eat into your bottom line.
- Research and vet house-buying companies available in your area. The above list is a great place to start.
- Submit offer requests to your top few companies.
- Schedule any on-site visits.
- Field and compare offers. Choose the best option for you.
- Close in a week to 30 days and get paid (or you can choose a later closing date, up to 90 days after receiving the offer).
We Buy Houses for Cash in Delaware vs. top Delaware agent
Wondering how a We Buy Houses for Cash company stacks up against working with a real estate agent? We’ve got you covered.
| Aspect of the sale | Sell to a We Buy Houses for Cash company in Delaware | Sell with a top Realtor® in Delaware |
| Sale timeline | 7 to 30 days | 72 days average; 31 to attract an offer, 41 to close the loan |
| Home preparations | None | Make necessary repairs, deep clean, declutter, landscape, and stage the home |
| Showings | None | 10 to 25 showings on average |
| Inspections / repairs | None | May need to make repairs for the buyer or renegotiate the price |
| Appraisal | None | May need to reduce the 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 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
Let’s say your Cape Cod-style home in Dover is currently worth about $365,000 and needs about $30,000 in repairs. Once the repairs are made, the home should be worth around $395,000.
| Sell to a We Buy Houses for Cash company in Delaware | Sell with a top Realtor® in Delaware | |
| Estimated sale price | ($395,000 x .70) – $30,000 = $246,500 | $365,000 |
| Market preparations | 0 | $3,650 (1% of the sale price) |
| Agent commissions | 0 | $10,950 (3% of the sale price) |
| Closing costs | 0 | $5,475 (1.5% of the sale price) |
| Estimated take-home for seller | $246,500 | $344,925 |
Financially, it’s usually in your best interest to go with a top agent, but depending on the condition of your home and any repairs needed, selling on the open market could be challenging.
Key takeaways
- Fast, convenient transaction: We Buy Houses for Cash companies in Delaware help you sell your home in as few as seven days with no repairs, showings, or hassles.
- Due diligence: There are many reputable cash homebuying companies across Delaware, but it’s important to vet each potential partner carefully to ensure they align with your selling objectives and needs.
- Quick sale alternatives: Using a cash-for-homes company instead of a top agent or iBuyer could leave significant money on the table.
- Legitimate cash buyers: HomeLight’s Simple Sale platform provides no-obligation, all-cash offers for homes in almost any condition in Delaware. Because the platform has partner investors with different buying parameters across the state, it can be a great starting point if you aren’t sure who would buy your home.
House-buying companies can be a good alternative for Delaware sellers in need of a quick exit from homeownership, but they’re not without drawbacks. However you choose to sell your home, it’s important to avoid making a hasty decision.
For best results, consider your options, gather offers from multiple companies, and consult with a top agent to determine how much and how easily your property could sell on the market.
Writer Chelsea Levinson contributed to this story.
Editor’s note: This post is for educational purposes only. Links to and mentions of Delaware 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: (Stanislav Korol / Unsplash)
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