5 Top We Buy Houses for Cash Companies in West Allis
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Joseph Gordon Associate EditorJoseph Gordon is an Associate Editor with HomeLight. He has seven years of experience reporting on the commercial real estate and insurance industries. He holds an MFA in Creative Writing from the University of San Francisco.
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.
Are you considering selling your home in West Allis but feeling overwhelmed by the thought of repairs and a lengthy selling process? We Buy Houses companies in West Allis offer a compelling solution, making all-cash offers for homes that might need a bit of repair. This option is particularly appealing if you’re short on time, expertise, or funds to handle home improvements.
A cash sale in West Allis can be a lifesaver, especially if you’re in an urgent situation or looking to quickly move on with your life plans. It’s a straightforward path to receiving proceeds without the usual market hassles. However, it’s not without its nuances.
This post will guide you through the pros and cons of working with house-buying companies in West Allis. We’ll help you weigh your options, ensuring you make an informed decision that suits your circumstances.
Sell Your House Fast in West Allis, Wisconsin 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 West Allis, Wisconsin.
Disclaimer: This post is meant for educational purposes only and does not constitute legal or financial advice. Links and mentions of West Allis area “We Buy Houses” companies should not be considered an endorsement.
Working with house-buying companies in West Allis
Navigating the sale of your West Allis home to a house-buying company can be straightforward and swift. Here’s a simple guide to the basic steps involved in this process, tailored for homeowners like you who are looking for a quick and hassle-free sale.
- Research companies: Start by researching various We Buy Houses companies in West Allis. Look for reputable firms with a record of fair dealings and positive reviews.
- Contact the company: Reach out to the chosen company. This can typically be done through their website or a phone call. Provide them with basic information about your property.
- Schedule a visit: The company will arrange a visit to your property. This is to assess the house’s condition and determine their offer.
- Receive an offer: After the evaluation, the company will present you with a cash offer. Remember, this is usually a firm offer with little room for negotiation.
- Accept the offer: If you’re satisfied, you can accept it. This step will initiate the sales process.
- Close the sale: The final step is the closing, where you’ll sign the necessary paperwork and receive the cash for your home. Closings with cash buyers are typically faster than traditional real estate transactions.
Popular We Buy Houses for Cash companies in West Allis
If the process of selling to a house-buying company in West Allis sounds good to you, it’s time to find a legitimate operation you can trust.
We’ve compiled some top companies to pay cash for you or your parents’ colonial revival home or bungalow-style house. By selling to one of these companies, you should be able to sell your West Allis home in as little as a week or two.
Spotlight Property Solutions LLC
Spotlight Property Solutions LLC, a locally-owned real estate investment company in Wisconsin, is renowned for its credibility and efficiency. They will purchase properties in any condition or location, offering quick, hassle-free cash transactions.
Locations: Wisconsin, including West Allis
Closing costs: Sellers pay no closing costs; Spotlight Property Solutions LLC covers them.
Google customer reviews for Spotlight Property Solutions LLC speak to this company’s exceptional service. They are commended for their patience, communication, and dedication. They have a Google rating of 5.0.
Website: spshousebuyers.com
Phone number: 414-485-8555
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in West Allis (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 West Allis.
With Simple Sale, 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 West Allis
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 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
Cream City Home Buyers
This company started in 2016. It prides itself on walking customers through the home-selling process, offering transparency about how its company’s formula generates an offer and will purchase homes in a variety of conditions.
Locations: Milwaukee, Waukesha, Ozaukee, and Racine counties, including West Allis
Closing costs: Sellers pay no closing costs; Cream City Home Buyers cover them.
Cream City Home Buyers has been BBB accredited since March 2020, with an A+ standing. Google customer reviews for Cream City Home Buyers speak to this company’s professionalism and courtesy — clients also praised a stress-free, hassle-free closing process.
Website: creamcityhomebuyers.com
Phone number: 414-488-0082
Beau Buys Houses
Beau Buys Houses has offered straightforward property transactions in the Milwaukee area and surrounding communities since 2008. They specialize in buying houses as-is for cash, closing on a seller’s preferred date.
Locations: Whitefish Bay and surrounding areas, including West Allis, Brookfield, Waukesha, Wauwatosa, and more.
Closing costs: Sellers pay no closing costs; Beau Buys Houses covers them
Clients appreciate Beau’s consideration during emotional transactions. Reviewers describe the process as quick and easy. Beau Buys Houses has been accredited by the BBB since 2017 and holds an A+ rating. The company has a 4.6-star rating from Google reviews.
Website: beaubuys.com
Phone number: 414-395-8497
Metro Milwaukee Home Buyer
Metro Milwaukee Home Buyer offers an efficient process for homeowners looking to sell quickly for cash. Sellers can fill in an online contact form, call or message the company to schedule an inspection, and receive a cash offer following an assessment.
Locations: Milwaukee and surrounding areas, including West Allis, Wisconsin.
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 and is accredited by the BBB with an A+ rating. They are described by clients as professional, helpful, and responsive throughout the process, making selling a house easy and painless.
Website: metromilwaukeehomebuyer.com
Phone number: 414-435-2888
Why sell your West Allis house for cash?
There are plenty of valid reasons a West Allis home seller may choose to work with a Cash-For-Homes company. Speed, convenience, and guaranteed sales are the primary reasons a seller might work with such a company.
In West Allis, it typically takes around 73 days to sell a home on the market using an agent. That includes an average of 28 days on the market plus the typical 45 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 West Allis, and it’s clear why these Cash-For-Homes groups are an attractive option, even though they don’t always offer top dollar for the homes they purchase.
Selling your West Allis home for cash to a house-buying company can be an ideal solution in various situations. These companies are growing in popularity, especially for sellers who do not have the typically required long weeks or months to prepare, market, and close on a traditional home sale. Let’s explore some common scenarios where opting for a We Buy Houses for Cash company might be the right fit for you:
- Significant repairs needed: Your home has major repair issues, such as roof damage from West Allis’s heavy snowfall, making it difficult to sell traditionally.
- Quick cash requirement: You must cash in quickly or move ASAP due to a divorce, medical need, financial strain, job relocation, or other urgent life changes.
- Lack of repair funds: You don’t have the necessary funds or desire to invest in making home repairs before selling.
- Avoiding stress and work: You want to avoid the stress, work, or headaches of prepping the home, coordinating showings, and navigating a complex sales process.
- Desire for privacy: You prefer selling your property quietly off-market to a cash buyer for privacy reasons.
- Facing foreclosure: You’re facing foreclosure and want to sell the home quickly to settle debts with the lender.
- Inherited property: You want a convenient and fast way to unload an inherited property.
- Landlord issues: You’re a landlord who no longer wants to manage a rental property or deal with problem tenants.
- Elderly moving: You or a family member is moving into a care facility, prompting a quick property sale.
- Out-of-state owner: Living out of state, you desire the benefits of an easy, quick cash sale without traveling back and forth.
If you are a homeowner in West Allis facing any of these circumstances, requesting a cash offer from a We Buy Houses company might be a good option. However, it’s prudent to consider this a starting point in your search for solutions. You won’t know if it’s your best move until you know more about other options, which we’ll help you review in the next section.
Pros and cons of house-buying companies in West Allis
When considering selling your West Allis home to a house-buying company, it’s essential to weigh the pros and cons. The biggest advantages are the speed of the sale and the ability to sell your house in any condition without needing repairs or preparations. Here’s a quick overview of the key benefits:
- Speed of transaction: House-buying companies in West Allis can close the deal quickly, often within days, which is ideal for urgent situations.
- No need for repairs: You can sell your house as-is, avoiding the cost and time involved in repairs or renovations.
- Simplified process: The sale process is straightforward, with less paperwork and no need for staging or showings.
- Avoiding traditional sale hassles: You bypass many typical challenges of selling a home, such as waiting for buyer mortgage approvals.
On the other hand, the most significant downside is that these companies will likely offer less than the market value for your home compared to selling on the market with an experienced real estate agent. Here are some important drawbacks to consider:
- Lower offers: Offers from house-buying companies are typically below market value to account for their risk and investment in repairs.
- Limited negotiation: The price is usually a take-it-or-leave-it deal, leaving little room for negotiation.
- Potential for scams: It’s crucial to research and verify the credibility of the house-buying company to avoid scams.
- Loss of profit potential: Despite being more time-consuming, selling through traditional methods could yield a higher selling price.
Considering these pros and cons, it’s also important to understand the value of your West Allis home and how to vet potential cash buyers. In the next section, we’ll delve into how to assess cash buyers and determine your home’s worth.
Curious What Your Home Is Worth?
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Vet cash buyers and know your home’s worth
When you decide to work with a We Buy Houses for Cash company in West Allis, it’s crucial to remember that the level of integrity and service can vary significantly. Your experience will largely depend on the character and professionalism of the person or group making the offer. Before committing to a cash offer, take the time to vet the company thoroughly.
Start by checking online reviews, reading testimonials from previous sellers, and researching the company’s presence and performance in the West Allis market. This due diligence can give you a clearer picture of what to expect and help avoid pitfalls. Additionally, make sure to read the buying agreement carefully before signing. Understanding every aspect of the deal is key to ensuring you make a well-informed decision about selling your home.
HomeLight suggests you consult with an experienced local agent to better understand 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 for an initial ballpark estimate in less than two minutes.
Other options to sell your West Allis home quickly
iBuyers: iBuyers offer a modern, mostly online approach to selling your home quickly. Using automated valuation models, they provide near-instant home value estimates and all-cash offers, often closer to market value. This option is ideal for homes in good condition and can close in a few days to two weeks. Remember that iBuyers like Opendoor and Offerpad typically charge service fees of around 5%-6%.
Listing with an Agent: While selling through a real estate agent might seem slower than Cash-For-Homes options, it can be surprisingly quick, especially in a seller-friendly market. A top real estate agent can strategically price and market your home for a fast sale, often yielding a higher selling price.
Agents also provide valuable insights with a Comparative Market Analysis (CMA), helping set an appropriate listing price. This is often done for free. Agents can sometimes connect you with buyers offering cash close to your home’s market value. Exploring this option with a top agent ensures you make a well-informed decision. HomeLight can assist in connecting you with a leading real estate agent in your area.
FAQs on West Allis house-buying companies
By and large, most We Buy Houses for Cash companies in West Allis are legitimate businesses. Their services and transaction fees may differ, but the business model has existed for decades. If you use an established group with a track record, you can be fairly confident it’s legit.
As with any financial transaction, it’s a good idea to be 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 West Allis 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 look at an example offer equation. Let’s say your West Allis colonial revival house could sell for $260,000 after repairs, but it will need $30,000 of work to get there.
($260,000 x .70) – $30,000 = $152,000
In this example, a West Allis We Buy Houses company might offer you around $152,000 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 90% or more of market value while charging a fee for their services.
When you accept an offer from a West Allis We Buy Houses for Cash company, you will likely come 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.
We Buy Houses for Cash in West Allis vs. top West Allis 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 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 West Allis | Sell with a top Realtor in West Allis |
| Selling timeline | 7 to 30 days | 73 days average; 28 to attract an offer, 45 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 West Allis is worth about $260,000 and needs about $25,000 in repairs. Once the repairs are completed, the home might be worth around $285,000.
| Sell to a We Buy Houses for Cash company in West Allis | Sell with a top Realtor in West Allis | |
| Estimated sale price | ($285,000 x .70) – $25,000 = $174,500 | $260,000 |
| Market preparations | 0 | $2,600 (1% of sale price) |
| Agent commissions | 0 | $15,080 (5.8% of sale price) |
| Closing costs | 0 | $3,900 (1.5%) |
| Estimated take-home for seller | $174,500 | $238,420 |
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 challenging in your area, or the agent timeline might not fit your immediate needs.
Key takeaways
- Speed and simplicity: Selling your West Allis home to a house-buying company offers a fast and straightforward process, ideal for urgent situations.
- As-is sale: You can sell your home in its current condition, avoiding the cost and time of repairs and renovations.
- Lower offers: Be prepared to receive offers below market value, as these companies factor in their investment risks and repair costs.
- Research is key: Thoroughly vet any house-buying company before proceeding. Check reviews, read testimonials, and understand the buying agreement.
- Consider all options: Weigh the pros and cons of selling to a cash-for-homes company versus other methods like iBuyers or traditional real estate agents.
- 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 West Allis agent.
Header Image Source: (Paul Brennan / Pixabay)
