5 Top We Buy Houses for Cash Companies in Madison
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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.
“We Buy Houses” Madison promise fast, all-cash offers for homes that may need a little extra love. Are these companies legitimate? They are, but there are a few things to keep in mind.
While selling your home quickly for cash can be perfect for sellers who find themselves strapped for time, lacking in DIY skills, or short on finances for repairs, it’s not always the right move. However, it can be an ideal solution for those dealing with unexpected life events or urgent situations that require a quick home sale.
This post will highlight the pros and cons of selling your Madison home for cash, offering insights to help you decide whether this is the right move for you.
Sell Your House Fast in Madison With a Cash Offer
Get an all-cash, no-obligation offer 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. Available to sellers throughout Madison.
Working with house-buying companies in Madison
Partnering with a house-buying company is pretty simple, but there are a few steps you should know. Here’s an overview of the process of selling your home for cash:
- Reach out to the company: Contact a reputable “We Buy Houses” company in Madison to express your interest in selling your home. This initial step sets the wheels in motion.
- Schedule a home assessment: The company will arrange a visit to your property to assess its condition and determine its value. This evaluation is crucial for the offer you’ll receive.
- Receive an offer: The company will present you with a cash offer based on the assessment. Remember, this offer is typically non-negotiable and aims to provide sellers a quick solution.
- Review the offer: Take some time to consider the offer. It’s important to ensure it aligns with your needs and expectations for a fast sale.
- Accept the offer: If the offer meets your criteria, you can proceed by accepting it. This step moves you closer to finalizing the sale.
- Close the sale: The final step involves closing the sale, usually at an attorney’s office or through a title company.
Popular We Buy Houses for Cash companies in Madison
If the process of selling to a house-buying company in Madison 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 you or your parents’ property, whether that’s a Tudor Revival or a Craftsman home. By working with one of these companies, you should be able to sell your Madison home in as little as a week or two.
Bigger Equity
Founded in 2016, BiggerEquity is a national real estate investment firm that focuses on providing streamlined property solutions for homeowners across the United States. The company distinguishes itself by offering prompt, all-cash proposals—often within just seven minutes—and facilitating expedited closings in as little as seven days.
Its services are designed to accommodate a wide range of seller situations, including financial hardship, inherited properties, or the need for a swift transition. BiggerEquity’s commitment to efficiency and responsiveness has positioned it as a trusted partner in non-traditional home sales.
Locations: Throughout Wisconsin, including Madison (the company serves in all 50 U.S. states)
Closing costs: Sellers pay no closing costs; BiggerEquity covers them.
BiggerEquity has been accredited by the Better Business Bureau (BBB) since 2018 and holds an A+ rating and 4.8 stars on Google. Clients consistently speak highly of their selling experience, noting the team’s efficiency and professionalism. Many appreciated how hassle-free the process was and felt well-supported from start to finish.
The company is often recommended for those looking to sell quickly, with several reviewers saying they would confidently refer others in similar situations.
Website: biggerequity.com
Phone number: 866-333-8377
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Madison (and across the country) can request a cash offer for their home. It connects you to 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 Madison.
With this platform, 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 Madison
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 emphasis on excellent customer service, it received its BBB-accreditation in 2019 and now holds 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 Ugly Houses® / HomeVestors®
We Buy Ugly Houses operates as a subsidiary of HomeVestors, a company established in 1996 that pioneered the franchise model in the home-buying industry. With decades of experience, it stands out as one of the more established names in a competitive market.
Its network of independently owned and operated offices has collectively acquired over 150,000 properties since the company’s founding.
Locations: Throughout Wisconsin, including Madison (the company serves in 46 U.S. states)
Closing costs: Sellers pay no closing costs; We Buy Ugly Houses covers them.
We Buy Ugly Houses has earned its BBB accreditation in 2016 and now proudly bears an impressive A+ rating. Its Google Business Profile has 4.6 stars, with several clients noting that the company delivers a fast and stress-free home-selling experience.
Many appreciate how streamlined the process is, from offer to closing in just a few weeks. The team is described as approachable, honest, and quick to respond, making what could be a complicated process feel surprisingly smooth and manageable.
Website: webuyuglyhouses.com
Phone number: 213-320-5452
We Buy Houses, Madison
Established in 1997, We Buy Houses has built a nationwide presence, operating in 200 markets across 30 states. The company specializes in acquiring residential properties in any condition, offering a practical alternative to traditional home sales. Through the years, it has helped more than one million homeowners.
Notably, We Buy Houses is prepared to extend fair cash offers even in situations involving mortgage arrears or the threat of foreclosure. Through its extensive reach and experience, the company has positioned itself as a reliable option for property owners navigating difficult circumstances.
Locations: Nationwide, including Madison
Closing costs: Sellers pay no closing costs; WeBuyHouses.com covers them.
We Buy Houses has been BBB accredited since 2020 and has an A+ rating. Google review ratings vary according to specific locations. Clients often describe the experience as seamless and low-pressure.
One seller shared how the team made an offer quickly after a home visit, worked around their schedule, and took care of the entire process, right down to letting them choose the closing date. The company’s approach is often praised as friendly, transparent, and professional.
Website: webuyhouses.com
Phone number: 877-932-8946
Wisconsin House Buyers
Wisconsin House Buyers offers a streamlined home-selling experience designed to give property owners more control and peace of mind. With flexible closing timelines and options tailored to individual needs, it simplifies the process of parting with a home, no matter its condition or the seller’s situation.
The company offers a $5,000 earnest money guarantee to give sellers extra confidence from the outset. It gives sellers the flexibility of selecting their preferred closing date, eliminating the stress of rigid schedules. Backed by local knowledge and a commitment to service, Wisconsin House Buyers delivers prompt, dependable solutions.
Locations: Madison and surrounding areas, such as Cottage Grove, Middleton, Stoughton, and Westport
Closing costs: Sellers pay no closing costs; Wisconsin House Buyers covers them.
Wisconsin House Buyers has been BBB accredited since 2017 and currently maintains an A+ rating. Its Google Business Profile has 4.9 stars, with clients commending the team’s professionalism in facilitating a seamless house-buying experience.
Some noted that the process was refreshingly simple and efficient. With no need for repairs, staging, or repeated showings, they appreciated receiving a fair offer after just one visit. Those looking for convenience and professionalism without the usual stress of selling a home often recommend working with this company.
Website: wisconsinhousebuyers.com
Phone number: 608-721-5994
Why sell your Madison house for cash?
Selling to a Cash-For-Homes company in Madison can be attractive, offering homeowners the speed of sale, the assurance of a deal, and remarkable ease throughout the process.
In Madison, selling a home on the open market using an agent typically takes around 67 days. That includes an average of 27 days on the market, from listing to signed contract plus the typical 40 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 Madison, 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.
Let’s explore some scenarios where opting for a cash sale might make sense.
- Job relocation: You need to move quickly for a new job opportunity and don’t have the luxury of time to sell traditionally, making swift, straightforward selling necessary.
- Divorce settlement: Selling for quick cash can make it easier to divide shared assets during a divorce, helping to ease the stress of an already difficult time.
- Unwanted inheritance: You’ve inherited a property that you’re not prepared to manage or maintain, and selling it quickly for cash can help you avoid burdens.
- Downsizing transition: A cash sale can facilitate a smoother transition to downsizing quickly without the wait and preparation traditional selling entails.
- Major repairs needed: Your home is in poor condition and requires significant repairs, but you’re unable or unwilling to invest in them. A house-buying company takes on fixer-uppers, allowing you to sell for cash without costly renovations.
- Open house stress: You prefer not to deal with the inconvenience and invasion of privacy that come with open houses, and a cash sale eliminates this step.
- Foundation issues: A cash buyer often purchases homes as-is, including properties with serious foundation problems that are too costly or complex to address.
- Looming foreclosure: You’re facing foreclosure and need to sell quickly to avoid further financial damage. A fast cash sale can provide the funds you need.
- Problematic tenants: Partnering with a house-buying company offers landlords a hassle-free exit, and you won’t have to deal with difficult tenants any longer.
- Remote home sale: Managing a sale from out of state is complex, and a quick cash offer simplifies the process, especially useful for those who cannot manage the property up close.
Pros and cons of house-buying companies in Madison
Selling your Madison home to a house-buying company presents a unique set of advantages and challenges. It’s essential to weigh these carefully to determine if this route aligns with your selling objectives and circumstances.
Pros:
- Fast closing: The process can be completed in a matter of days, offering a quick solution for those who need to sell urgently.
- As-is purchase: These companies will buy your house in its current condition, saving you the time and expense of making repairs.
- No need for staging: You can skip the hassle and expense of staging your home for showings, simplifying the selling process.
- Fewer contingencies: House-buying companies often have fewer contingencies, making the sale smoother and more predictable.
On the flip side, the most significant drawback when you work with a house-buying company is receiving an offer that’s below market value, which can be a hard pill to swallow for sellers looking to maximize their home’s financial potential.
Cons:
- Lower offers: Expect to receive less than what you might get on the open market, as these companies need to profit from the eventual resale of your home.
- Scam risks: Always verify the credibility of the company, as the industry is not immune to house-buying scams.
- Limited negotiation: Offers from house-buying companies are typically non-negotiable, leaving little room for discussion on price.
- Less market exposure: Selling directly to a cash buyer means missing out on potential offers that a wider market exposure could bring.
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 deciding to sell your Madison home to a “We Buy Houses for Cash” company, it’s crucial to remember that your experience will largely depend on the integrity and service quality of the company you choose. The character of the person or group making the offer can greatly influence the outcome of your sale.
Therefore, thoroughly vetting the company before you commit to any cash offer is essential. Check reviews, read testimonials, and research its market presence and performance to ensure you deal with a reputable entity.
Additionally, understanding your home’s true worth is fundamental in this process. Before signing any buying agreement, read it carefully and fully comprehend its contents.
Consult with an experienced local agent to understand better 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 try our Home Value Estimator for an initial ballpark estimate in less than two minutes.
Other options to sell your Madison home quickly
Exploring other quick-sale options for your home, beyond traditional cash-for-homes companies, can broaden your possibilities and potentially increase your sale proceeds.
Working with iBuyers: Instant buyers, or iBuyers, use automated valuation models (AVMs) to offer a fast, data-driven home sale experience, mostly online. Since their emergence in the mid-2010s, companies like Opendoor and Offerpad provide all-cash offers close to market value for homes in good condition. The process only takes a few days to two weeks. iBuyer companies’ service fees typically range from 5% to 6%.
Listing with an agent: Though not the first option for those seeking a rapid sale, listing your property with a skilled real estate agent in a seller-friendly market could expedite your sale. A top agent can offer strategic pricing and effective marketing, potentially resulting in a quick sale at a premium price.
Agents provide a comparative market analysis (CMA), often free of charge, to help you understand your home’s market value and set an appropriate listing price. They might connect you with cash buyers, ensuring you make a well-informed decision. If you’re considering an agent, HomeLight can connect you with a top performer in your area.
FAQs on Madison house-buying companies
By and large, most We Buy Houses for Cash companies in Madison 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.
As described in our pros and cons list above, most Madison 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 Madison Tudor revival 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 Madison We Buy Houses company might offer you around $246,500 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 market value while charging a fee for their services.
When you accept an offer from a Madison We Buy Houses for Cash company, you will likely come 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 the offer 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, it’s always a good idea to ask the company if any hidden program fees might impact your bottom line.
- Research and vet the house-buying companies that serve your Madison area. Our list above is a good place to start.
- Submit offer requests to a few 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 Madison vs. top Madison agent
Another helpful exercise compares how a We Buy Houses for Cash company might stack up against working with a real estate agent. Let’s 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 Madison | Sell with a top Realtor in Madison |
| Selling timeline | 7 to 30 days | 67 days average; 27 to attract an offer, 40 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 / 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 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 Madison is currently worth about $365,000 and needs about $30,000 in repairs. Once the repairs are completed, the home might be worth around $395,000.
| Sell to a We Buy Houses for Cash company in Madison | Sell with a top Realtor in Madison | |
| 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 |
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 sale: Selling your Madison home to a Cash-For-Homes company can significantly speed up the process.
- As-is condition: You can sell your home in its current condition without needing to make costly repairs.
- Simplified process: Avoid the complexities of staging, showings, and negotiations.
- Below market value: Be prepared to receive an offer that’s below your home’s potential market value.
- Due diligence: Thoroughly vet any cash buyer to avoid scams and ensure a fair deal.
- Other selling options: Exploring alternatives like partnering with iBuyers or listing with an agent might yield better financial outcomes.
- Home value: 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-performing agent.
Editor’s note: This post is for educational purposes only. Links to and mentions of Madison 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.
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