5 Top We Buy Houses for Cash Companies in Wauwatosa
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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 your house in Wauwatosa can be an overwhelming process, especially if your home needs repairs or unexpected circumstances demand a swift sale. You may be considering the benefits of cash offers from We Buy Houses companies in Wauwatosa.
Perhaps you need a fast home sale to start a new job. Or maybe you’re facing a looming financial deadline or an imminent life change and need to move quickly. Or you may need to cash out an inherited Wauwatosa property to settle an estate.
In this guide. we’ll review the pros and cons of working with a house-buying company in Wauwatosa, ensuring you have all the information you need to weigh your options. Whether you’re short on time, expertise, or money for repairs, understanding the ins and outs of cash-for-homes transactions will empower you to make the best decision for your circumstances.
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Disclaimer: This post is meant to be used for educational purposes only and does not constitute legal or financial advice. Links and mentions of Wauwatosa area “we buy houses” companies should not be considered an endorsement.
Working with house-buying companies in Wauwatosa
Navigating the home-selling process with a house-buying company in Wauwatosa might seem daunting at first, but when broken down into steps, it becomes a straightforward endeavor. For homeowners in Wauwatosa seeking a rapid sale, here’s a snapshot of the process:
- Research local companies: Start by searching for reputable “We Buy Houses” companies in Wauwatosa. Look for reviews, ratings, and any local testimonials to ensure you’re dealing with a trustworthy buyer.
- Get an initial offer: Reach out to your chosen company with details about your property. Based on this, they’ll provide you with a preliminary cash offer, often within a day or two.
- Schedule a home assessment: If you’re satisfied with the initial offer, the company will likely send a representative for a home assessment to ascertain its condition and finalize the offer. The offer may change after the onsite inspection.
- Review the final offer: Post-inspection, you’ll receive a formal, no-obligation cash offer. Take your time to evaluate it and ensure it aligns with your expectations.
- Handle paperwork: If you decide to proceed, the company will manage most of the paperwork, simplifying the administrative side of the sale for you.
- Close the deal: Finally, select a closing date that works for you. On this day, you’ll sign the necessary documents and receive your cash payment, allowing you to quickly move on to your next chapter.
Each house-buying company might have its nuances, but the steps listed above provide a general framework for selling your home in Wauwatosa swiftly and efficiently.
Popular We Buy Houses for Cash companies in Wauwatosa
If you’re considering taking the first step to research local house-buying companies in Wauwatosa, you’ll want to find a legitimate operation you can trust.
We’ve compiled some of the top companies that will pay cash for your parents’ Tudor Revival-style house or your Bungalow. By selling to one of these companies, you should be able to sell your Wauwatosa home in as little as a week or two.
414 HomeBuyers, LLC
414 HomeBuyers, LLC is a real estate solutions company in Milwaukee, providing a viable alternative to traditional property sales. They offer solutions to homeowners facing various challenges like foreclosure, burdensome properties, probate, or other difficult situations. As a family-owned business, 414 HomeBuyers focuses on understanding the unique needs of homeowners and providing them with effective solutions.
Locations: All of Wisconsin, including Wauwatosa.
Closing costs: Sellers pay no closing costs; 414 Homebuyers, LLC covers them.
414 Homebuyers has been accredited by the BBB since 2022 and holds an A rating. Google reviews from clients praise the team, describing the staff as communicative, patient, and helpful throughout the entire process. Clients appreciate the lack of pushiness and the clear explanations provided at every step. Clients value the compassionate and competent nature of the team, who provide realistic expectations and make the selling process comfortable. They receive a 4.8-star Google rating from more than 50 reviews.
Website: 414homebuyers.com
Phone number: 414-509-0222
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Wauwatosa (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 Wauwatosa.
With Simple Sale, you can get a no-obligation, all-cash offer in as little as a week, and sell your home in 24 hours, skipping the months it can take to sell the traditional way.
Locations: Nationwide, including Wauwatosa, WI.
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
Metro Milwaukee Home Buyer
Metro Milwaukee Home Buyer is a family-owned company offering a straightforward and quick process to homeowners looking to sell their houses for cash. To initiate the process, homeowners can fill in an online contact form, call, or message the company to schedule a convenient inspection. After a quick assessment, Metro Milwaukee Home Buyer provides a cash offer, and if accepted, they proceed with the necessary paperwork and aim to close the deal within two weeks.
Locations: Milwaukee and surrounding areas, including Wauwatosa.
Closing costs: Sellers pay no closing costs; Metro Milwaukee Home Buyer covers them.
Metro Milwaukee Home Buyer holds a 5.0-star rating on Google out of 66 reviews and has been accredited by the BBB with an A+ rating. They are described by clients as professional, helpful, and responsive throughout the process, making it easy and painless. Clients appreciate the fair offers they receive, especially when selling “as is.” Metro Milwaukee Home Buyers is also commended for accommodating unique situations and being honest and considerate of clients’ interests.
Website: metromilwaukeehomebuyer.com
Phone number: 414-435-2888
Plan B HomeBuyers, LLC
Plan B Homebuyers, LLC is a family-owned real estate solutions company in Milwaukee. They buy houses in any condition, offering quick and convenient cash sales. The company strives to assist homeowners facing financial problems, foreclosure, and other challenges. Their transparent process includes a pledge of a fair offer and fast closing in as little as seven days, without listing fees or commissions. Their goal is to provide win-win solutions for clients and make the selling process easier and stress-free.
Locations: Milwaukee and surrounding areas, including Wauwatosa.
Closing costs: Sellers pay no closing costs; Plan B HomeBuyers, LLC covers them.
Plan B HomeBuyers, LLC receives exceptional reviews from clients who had positive experiences selling their homes. Reviewers praise the team for their easy accessibility and responsiveness throughout the process. Clients appreciate the support and assistance provided by Plan B HomeBuyers, especially during difficult times and when dealing with administrative work. The company’s ability to navigate the closing process and accommodate various schedules is highly valued by past customers. Plan B HomeBuyers, LLC receives an A+ rating and has been accredited by the BBB since 2010.
Website: planbhomebuyers.com
Phone number: 414-431-2650
Cream City Home Buyers LLC
Cream City Home Buyers LLC is a local real estate investment firm in Milwaukee. They aim to provide win-win solutions to homeowners facing difficult situations. They buy houses, fix them up, and rent them out at affordable rates, contributing positively to neighborhoods and communities. Their core principles are honesty, fairness, and transparency, ensuring every homeowner is treated respectfully. They offer help to those dealing with foreclosure, delinquent taxes, code violations, or inherited properties. They prioritize creating mutually beneficial outcomes for both parties involved.
Locations: All over the greater metropolitan area, including Wauwatosa.
Closing costs: Sellers pay no closing costs; Cream City Home Buyers LLC covers them.
Cream City Home Buyers LLC has been accredited by the BBB since 2018 and holds an A+ rating. Client reviewers praise the staff at Cream City Home Buyers for being polite, patient, and accommodating throughout the process. Past customers comment on the company’s fair pricing and excellent service. Clients also appreciate the easy paperwork completion and streamlined as-is sales.
Website: creamcityhomebuyers.com
Phone number: 414-488-0082
Why sell your Wauwatosa house for cash?
Selling your Wauwatosa property for cash presents a unique combination of speed, certainty, and unparalleled convenience. In the bustling real estate market of Wauwatosa, homes traditionally stay on the market for an average of 23 days, with an additional 43 days for lender-backed buyers to finalize their purchase loans. This means it can take approximately 66 days in total to fully close a sale.
Contrast this with the impressive seven to 10-day timeline that many house-buying companies in Wauwatosa offer. The allure of such speed is evident, even if the trade-off is not always fetching the highest possible price for the home.
Many homeowners are leaning toward these cash-for-homes companies, particularly when they don’t have the luxury of weeks or months for a conventional home sale process. Why are they making this choice? Here are the most common reasons why some Wauwatosa sellers opt for cash-buying companies over traditional property listings:
- The property has typical Wauwatosa-related issues, like damage from extreme cold snaps leading to burst pipes.
- Sellers need an expedited sale due to life events such as divorce, medical emergencies, financial hurdles, job transfers, or other urgent personal situations.
- The seller is not in a position or does not wish to fund and conduct home repairs.
- Avoiding the hassles of preparing the home for showings, negotiations, or wading through a lengthy sales process.
- The allure of a discreet sale that keeps the property off public listings appeals to some sellers.
- Imminent foreclosure threats, and the need to quickly liquidate assets and settle outstanding debts.
- Needing a swift method to dispose of an inherited property.
- Landlords aiming to step back from property management or looking to address problematic tenants.
- Elderly homeowners transitioning to live with family or moving into assisted living facilities, making a speedy sale a practical solution.
- Sellers residing out-of-state recognize the advantages of a straightforward, rapid cash sale.
If these scenarios resonate with your situation, seeking a cash offer from a “We Buy Houses” entity could be an avenue worth exploring. Nevertheless, always approach with an open mind, weighing this option against others, which we’ll dive into shortly.
Pros and cons of house-buying companies in Wauwatosa
The “We Buy Houses for Cash” landscape in Wauwatosa can certainly trigger a mixed bag of thoughts that can be difficult to sort. While the allure of speed and convenience stand out, the question of net proceeds might cause you to have second thoughts.
Here are the key advantages and challenges to consider:
Pros
The standout advantage of these companies lies in their flexibility: They will purchase your home in its current state, with no repairs needed, regardless of its condition. This is a boon for homes bearing the brunt of harsh climatic events, structural mishaps, or those having lagged in regular upkeep.
Here are some pros to ponder:
- Speed: Transactions are fast, often wrapping up within a week or slightly more.
- More certainty: After a walkthrough assessment, these companies can provide an all-cash offer, usually without any contingencies. Their streamlined processes sidestep conventional transactional delays, giving sellers more predictability.
- No repairs: If your home is in need of repairs you can’t afford, you can skip them altogether. Or. perhaps you don’t have the time or desire to fix and prepare the house.
- Less hassle: You can avoid concerns related to appraisals, open houses, negotiations, or the uncertainty of a buyer’s financing. This allows a more seamless transition from the offer stage to closing.
These benefits may sound great to you as a seller if you’re looking to move within weeks rather than the months it might take you to list and sell your home on the market with an agent. But, it’s vital to recognize the potential pitfalls when considering Cash-For-Homes companies, primarily their tendency to quote significantly under a home’s market valuation.
Cons
When considering the drawbacks of the “We Buy Houses” industry, it’s prudent to remember that they work from a profit-driven business model. Their strategy involves buying homes that they will later sell or rent to make a financial return. This requires a substantial investment in terms of money and effort.
Here are some of the potential cons:
- Lower-priced offers: Most house-buying companies are guided by the 70% rule, which means they typically offer around 70% of your home’s after-repair value (or the value that your house could sell for on the market once it’s all fixed) minus repair costs. This means the cash offer you receive will likely be significantly lower than what you could get if you sell on the open market.
- Inconsistent market knowledge: The depth of market acumen varies across companies. While some will be in tune with local insights like neighborhood trends — which can generate a more competitive offer — others may be unaware of what’s happening in your area, resulting in a lowball offer.
- Untrustworthiness: As with other industries that handle large financial transactions, there’s a risk of doing business with a less trustworthy company. Some might exploit homeowners with unfair low offers or questionable tactics. While it’s rare, scams and fraud schemes do occur.
- Pressure tactics: Being aware of the urgency homeowners might feel, some companies resort to high-pressure sales techniques. If you feel coerced into a hasty decision, it’s best to reconsider your options. Fortunately, Wauwatosa is host to numerous reputable We Buy Houses companies to choose from.
A home isn’t just a place of cherished memories; it’s likely your largest financial asset. While a swift sale is tempting, you’ll want to carefully evaluate the trade-offs. If you decide a cash offer is the best solution for your situation, the next step is to find a company you’re comfortable doing business with.
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
Remember, not all cash buyers are created equal. The integrity and service you receive will hinge heavily on the character of the individual or group extending the offer. Before you dive into a cash deal, ensure you’re making an informed choice. Vet the company diligently — pore over reviews, check testimonials, and research its market presence and track record.
Your home is a significant asset. Any agreement you sign should reflect the value you expect or need for your circumstances. Don’t rush — scrutinize the buying agreement with a discerning eye before making a commitment.
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 home quickly
iBuyers
iBuyers, like Opendoor and Offerpad, use automated valuation models to provide quick, mostly online, cash offers for homes in good condition. Born in the mid-2010s, they often give offers closer to market value. Transactions are swift, spanning days to two weeks. However, be mindful of their 5%-6% service fees. iBuyers are ideal for sellers with a more standardized home that’s in fairly good shape.
Listing with an agent
Considering an agent might seem counterintuitive when seeking a quick sale. But in favorable markets, a top real estate agent can secure a rapid, strategically priced sale. Our data shows that top agents achieve up to 10% higher sale prices than average.
Agents offer valuable insights through a comparative market analysis (CMA) – a tool indicating your home’s worth based on recent local sales of similar properties. A comprehensive CMA can hint at a potential sale speed and offer price.
Some agents might even link you with buyers ready to give a cash offer near your home’s market value. Many agents provide a free CMA, which can empower your decision-making, ensuring you’ve explored every avenue.
Interested? HomeLight can introduce you to a top agent in Wauwatosa today.
FAQs on Wauwatosa house-buying companies
By and large, most We Buy Houses for Cash companies 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 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 Wauwatosa Bungalow could sell for $385,000 after repairs, but it’s going to need $30,000 of work to get there.
($385,000 x .70) – $30,000 = $239,500
In this example, a Wauwatosa We Buy Houses company might offer you around $239,500 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 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 a 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 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 Wauwatosa vs. top Wauwatosa 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 Wauwatosa | Sell with a top Realtor in Wauwatosa |
| Selling timeline | 7 to 30 days | 66 days average; 23 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 Wauwatosa is currently worth about $385,000 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth around $410,000.
| Sell to a We Buy Houses for Cash company in Wauwatosa | Sell with a top Realtor in Wauwatosa | |
| Estimated sale price | ($410,000 x .70) – $25,000 = $262,000 | $385,000 |
| Market preparations | 0 | $3,850 (1% of sale price) |
| Agent commissions | 0 | $22,330 (5.8% of sale price) |
| Closing costs | 0 | $5,775 (1.5%) |
| Estimated take-home for seller | $262,000 | $353,045 |
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
- Selling through a We Buy Houses for Cash company in Wauwatosa allows homeowners the convenience of completing a sale in as few as seven days without the hassle of repairs or open houses.
- A number of reputable Cash-For-Homes businesses serve the Wauwatosa area.
- Opting for a house-buying company typically results in a lower sale price than if using an iBuyer or agent-assisted route.
- HomeLight’s Simple Sale platform provides no-obligation, all-cash offers for homes in almost any condition in Wauwatosa. With a network of partner investors, this platform offers a trusted starting point for sellers uncertain about potential buyers.
For those in Wauwatosa needing a swift sale, house-buying companies present a viable option. Still, assessing the pros and cons is crucial to making an informed choice.
Before you commit to a Cash-For-Homes company, it’s wise to request multiple offers and compare them. It’s also worth seeking advice from a top Wauwatosa agent to gain expert insights on local selling timelines and home prices. HomeLight stands ready to assist with all your real estate needs.
Header Image Source: (Todd Kent / Unsplash)