5 Top We Buy Houses for Cash Companies in Kansas
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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.
If you’re a homeowner in Kansas facing the need for a fast home sale, working with a “We Buy Houses” company might be the solution you’re looking for. These companies make all-cash offers for homes that often need some work, allowing you to sell quickly without the hassle of repairs.
Selling your Kansas house to a cash-for-homes company can be a great option if you lack the time, expertise, or money to handle necessary repairs. This is usually best for sellers who simply can’t wait to sell their home, perhaps due to a pending foreclosure, a sudden job relocation, or an unexpected inheritance.
In this post, we’ll explore the pros and cons of selling your Kansas home to a house-buying company. We will provide you with a list of local companies that can purchase your home quickly, and give you insight into how the process works.
Sell Your House Fast in Kansas With a Cash Offer
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Working with house-buying companies in Kansas
Working with a house-buying company in Kansas is easy, but there are a few steps to the process. Here’s a quick rundown of how it works:
- Contact the company: Reach out to a reputable house-buying company in Kansas to express your interest in selling your home.
- Provide property details: Share key information about your property, including its condition, location, and any necessary repairs.
- Schedule a home visit: Arrange a convenient time for the company’s representative to visit and assess your home in person.
- Receive an offer: After evaluating your property, the company will present you with a no-obligation, all-cash offer.
- Accept the offer: If you’re satisfied with the offer, agree to the terms and sign the necessary paperwork.
- Close the deal: Complete the sale process, often within a few days, and receive your cash payment promptly.
Popular We Buy Houses for Cash companies in Kansas
If the process of selling to a house-buying company in Kansas 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’ Colonial Revival or bungalow home. By selling to one of these companies, you should be able to sell your Kansas home in as little as a week or two.
Wichita Home Link
Wichita Home Link is a real estate company based in Wichita, specializing in helping homeowners sell their properties quickly. Their services are designed to eliminate the need for repairs, inspections, and Realtor fees, making the selling process straightforward and hassle-free.
Locations: Kansas, including Wichita and surrounding areas.
Closing costs: Sellers pay no closing costs; Wichita Home Link covers them.
Wichita Home Link has been BBB accredited since January 2024 and holds an A+ rating. It has received positive feedback from customers. The company is highly recommended by customers for its professional approach, honesty, and care for all parties involved in the transaction. The company has a 5.0-star rating on Google.
Website: webuyhousesinwichitaks.com
Phone number: 316-258-0650
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Kansas (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 Kansas.
With Simple Sale, 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 Kansas
Closing costs: No prep costs, agent commissions, or 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 4.8 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.
Learn more: homelight.com/simple
Phone: 844-488-8455
We Buy Ugly Houses® / HomeVestors®
We Buy Ugly Houses is a subsidiary of HomeVestors, which was created in 1996. One of the oldest home-buying companies, We Buy Ugly Houses operates as a franchiser with more than 1,000 local, independent home buyers. Over the past few decades, the combined independent franchisees have purchased over 150,000 homes nationwide. Unlike some competitors, We Buy Ugly Houses visits the property before making an offer.
Locations: Kansas and other markets nationwide.
Closing costs: Sellers pay no closing costs; We Buy Ugly Houses covers them.
HomeVestors has an A+ BBB Accredited rating. The company maintains consistent standards for each office, and Google reviews rate the company at 4.8 stars out of five. Since you would be working with a franchisee, not a corporate home office, you have the advantage of working with a local buyer. But remember that not all franchises are created equal, so research the local Kansas-area franchise you choose to work with, including checking on their reviews and if they are BBB accredited.
Website: webuyuglyhouses.com/wichita
Phone number: 877-468-1079
KC Property Connection
KC Property Connection is a Wichita-based company that buys houses in any condition, including those needing repair. The company is known for its easy and hassle-free process, including no Realtors, no repairs, and not even the need to clean before selling the property.
Locations: KC Property Connection provides house-buying services throughout most of Missouri and Kansas.
Closing costs: Sellers pay no closing costs; KC Property Connection covers them.
KC Property Connection has been BBB accredited since 2020 and holds an A+ rating as well as 4.9 stars on Google. Reviews for the company talk about their fairness and honesty, with one recent client saying, “What a great experience working with KC Property Connection! I needed to sell my house fast, and Jake made it happen. He was friendly, professional, and truly cared about making the process stress-free for me. Everything went smoothly from start to finish, and I’m so glad I chose them.”
Website: kcpropertyconnection.com/ks/wichita/
Phone number: 816-600-4417
Mastiff Home Buyers
Mastiff Home Buyers was founded in 2017 and has been expanding to nearby markets across the Kansas City area, including Overland Park, Shawnee, and Raymore.
Locations: Kansas City and surrounding markets in Missouri and Kansas
Closing costs: Sellers pay no closing costs or fees; Mastiff Home Buyers covers them.
Mastiff Home Buyers has been BBB accredited since June 2021 and holds an A+ rating. The company currently holds a glowing 5-star Google review rating. Customer reviews for Mastiff Home Buyers speak to quick response times and friendly customer service.
Website: mastiffhomebuyers.net
Phone number: 816-535-8078
Why sell your Kansas house for cash?
If you need to sell your home quickly, a We Buy Houses company is one of the fastest ways you can do it — and you’ll typically receive a cash payout in a handful of days. For homeowners who need to sell their property immediately, this is a welcome alternative to the time it can take to sell via the traditional market.
In Kansas, it typically takes around 86 days to sell a home on the market using an agent. That includes an average of 44 days on the market plus the typical 42 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 Kansas, 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.
Here are some of the most common reasons homeowners choose to sell their homes for cash:
- Job relocation: You need to move quickly for a new job and can’t wait for a traditional home sale.
- Divorce: You want to quickly divide assets and move on with your life.
- Inherited property: You’ve inherited a house and prefer a quick sale to dealing with maintenance or renting.
- Downsizing: You’re looking to move into a smaller home or retirement community without the hassle of prepping and showing your current home.
- Repairs needed: Your home requires significant repairs that you can’t afford or don’t want to manage.
- Avoiding open houses: You prefer to avoid the stress and inconvenience of multiple showings and open houses.
- Foundation issues: Your home has structural problems, making it less attractive to traditional buyers.
- Foreclosure: You’re facing foreclosure and need to sell quickly to settle your debts.
- Problem tenants: You’re a landlord tired of managing tenants and want a quick sale of your rental property.
- Selling from out of state: You own a property in Kansas but live elsewhere and want the ease of a fast, remote sale.
Pros and cons of house-buying companies in Kansas
Selling your Kansas house to a house-buying company has both advantages and disadvantages. Let’s take a look at some of the key pros and cons to help you decide if this is the right option for you.
Pros
The biggest pros of working with a house-buying company in Kansas are the speed of the transaction and the ability to sell your house in any condition without needing to make repairs or preparations. Here are some of the key benefits:
- Quick sale: You can close the sale in as little as a few days, which is much faster than the traditional home-selling process.
- No repairs needed: Sell your home as-is, without spending time or money on repairs or renovations.
- Simplified process: The transaction is straightforward, with fewer contingencies and paperwork to manage.
- Certainty of sale: Cash offers reduce the risk of the deal falling through due to financing issues.
Cons
The most significant con of selling to a house-buying company in Kansas is that they will likely offer you below market value for your home compared to selling on the market with an experienced real estate agent. Here are some of the key drawbacks:
- Lower offers: Expect offers to be lower than what you might receive on the open market.
- Potential for scams: Be cautious of scams and dishonest companies; always vet your buyers.
- Limited negotiation: There’s typically little to no room for negotiating the price.
- No agent expertise: You miss out on the professional guidance and market knowledge that a real estate agent provides.
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
The level of integrity and service you experience from a We Buy Houses for Cash company in Kansas can vary. Your experience will depend on the character of the person or group making the offer. Before committing to a cash offer, take these steps:
- Check reviews: Look for online reviews and ratings to see what other sellers have experienced.
- Read testimonials: Visit the company’s website to read testimonials from previous clients.
- Research market presence: Investigate the company’s history, performance, and reputation in the market.
- Understand the agreement: Carefully read the buying agreement and ensure you understand all terms before signing.
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 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 Kansas home quickly
iBuyers
iBuyers, or instant buyers, use automated valuation models (AVMs) to quickly provide near-instant home value estimates. Established in the mid-2010s, they offer a user-friendly, mostly online experience with all-cash offers typically closer to market value. The iBuyer process is fast, taking a few days to two weeks. Companies like Opendoor and Offerpad do charge service fees of 5%-6%. They are best for homes in great condition.
Listing with an agent
Listing with a top real estate agent can also result in a fast sale, especially in a seller-friendly market. This option might yield the highest selling price, often more than a house-buying company would offer. You’ll receive a comparative market analysis (CMA), which many agents offer, often free. A CMA helps determine your home’s value and appropriate listing price. An experienced agent may connect you with buyers willing to make a cash offer closer to your home’s market value. If you’re interested in this option, HomeLight can connect you with a top-performing agent in your area.
FAQs on Kansas house-buying companies
By and large, most We Buy Houses for Cash companies in Kansas 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 Kansas 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 Kansas bungalow could sell for $330,000 after repairs, but it will need $30,000 of work to get there.
($330,000 x .70) – $30,000 = $201,000
In this example, a Kansas We Buy Houses company might offer you around $201,000 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 85%-95% of market value while charging a fee for their services.
When you accept an offer from a Kansas We Buy Houses for Cash company, you will likely be coming to grips with a double-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 it is accepted. Conversely, 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 Kansas 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 Kansas vs. top Kansas 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 Kansas | Sell with a top Realtor in Kansas |
| Selling timeline | 7 to 30 days | 86 days average; 44 to attract an offer, 42 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 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%-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 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 Kansas is worth about $300,000 and needs about $30,000 in repairs. Once the repairs are completed, the home might be worth around $330,000.
| Sell to a We Buy Houses for Cash company in Kansas | Sell with a top Realtor in Kansas | |
| Estimated sale price | ($330,000 x .70) – $30,000 = $201,000 | $300,000 |
| Market preparations | 0 | $3,000 (1% of sale price) |
| Agent commissions | 0 | $9,000 (3%* of sale price) |
| Closing costs | 0 | $4,500 (1.5%) |
| Estimated take-home for seller | $201,000 | $283,500 |
As this example illustrates, financially, it’s usually in your best interest to partner with an experienced real estate agent.
Agent commission changes
*On March 15, 2024, the National Association of Realtors (NAR) announced a landmark lawsuit settlement that changed the way real estate agent commissions are handled. These changes started in August 2024 and have “decoupled” seller and buyer agent compensation. Buyers are now responsible for paying their own Realtor fees. However, in some markets, sellers are still offering to pay the buyer’s agent commissions.
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 levels 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
- Quick sale: Selling to a cash-for-homes company allows you to close quickly, often within days.
- As-is condition: You can sell your home without making any repairs or renovations.
- Simplified process: The transaction involves less paperwork and fewer contingencies.
- Lower offers: Expect to receive an offer below market value.
- Potential scams: Be cautious and thoroughly vet the company to avoid scams.
- Limited negotiation: Offers are typically take-it-or-leave-it, with little room for negotiation.
- No agent expertise: You miss out on the professional guidance of a real estate agent.
- Know your home’s worth: Always be aware of your property’s estimated market value before you proceed with a cash-offer company.
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 Kansas agent.
Editor’s note: This post is for educational purposes only, not legal or financial advice. Links and mentions of Kansas area “We Buy Houses” companies should not be considered endorsements.
Header Image Source: (TommyBrison/DepositPhotos)
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