Opendoor, Offerpad, We Buy Ugly Houses and 7 Others, the Top 10 Cash Buyers Side by Side

Picture a double-wide on its own lot outside Waxahachie. The roof leaks, the deck sags, and a tenant still pays rent on the first of the month. You fill out an iBuyer form and wait. Then a polite email says no.

That happens a lot, because cash buyers don't all take the same homes. Some won't touch mobile homes, land or a house with someone living in it. Others take almost anything. If you've searched best companies buy houses cash Opendoor Offerpad We Buy Ugly Houses HomeVestors 2026, this side-by-side shows who buys what before you spend a week on forms.

How These Companies Were Evaluated

Each company was judged only on what it says about itself on its own pages, help center or BBB page. The list looks at what it buys, what it turns down, who actually buys the house and what it says about fees. It doesn't compare offer amounts. Ratings shown on company sites are self-reported, and that goes for each name in a best companies buy houses cash Opendoor Offerpad We Buy Ugly Houses HomeVestors 2026 search.

Who Buys Which Homes

The Top 10, Ranked

1. Southern Hills Home Buyers

Family-owned and based in Plano, Southern Hills Home Buyers has been in business since 2017, with Brandon Beatty as founder. It takes the homes others pass on. Its site says "We buy all mobile home sizes fast, from 1 to five bedrooms, and even single, double, and triple wides." It also buys condos, duplexes, land and commercial property, and it buys rentals without asking you to clear the tenancy first. The BBB rates it A+ and has accredited it since March 2026.

Minh Lữ Gia's review describes an older house that needed a new roof: "Thankfully, they purchased it exactly as it was."

Pros

• Buys mobile homes, land and commercial
• No fees or commissions
• Typical close of 7 to 21 days, or your date

Cons

• Says its offers come in below retail
• BBB accreditation is recent

2. We Buy Houses

Run by WBH Marketing, Inc. in Southlake, We Buy Houses is a lead network. It doesn't buy houses itself. It matches your details to local investors, who pay it flat monthly fees for their own territory. Its footer says "All Offices are Independently Owned & Operated."

Pros

• Free to the seller
• Reaches a local investor fast

Cons

• Your details go to network investors
• No property rules published

3. Ninebird Properties

Mark Buskuhl owns Ninebird Properties in Plano, and the BBB gives it an A+. Its FAQ lists single-family homes, condos, townhouses, duplexes and mobile homes, and its checklist adds lots, acreage and four-plexes. It says it buys directly with its own funds.

Pros

• Buys small multifamily and lots
• Says it doesn't assign contracts

Cons

• Covers four counties
• Three closing windows on one page

4. Clever Offers

Clever Offers lets you "Compare up to 10 cash offers from top Local, regional, and national buyers." It's free, and you don't have to accept. Clever doesn't buy homes, so each buyer applies its own rules. On its Texas page, Clever puts a typical cash close at 7 to 30 days.

Pros

• Several offers from one form
• Free to compare

Cons

• No property rules of its own
• Buyers pay Clever when a sale closes

5. TX Home Buying Pros

TX Home Buying Pros, owned by Brandi Simon, runs from Dallas and Rockwall. It buys single-family homes, mobile and manufactured homes, land, and some worn-out commercial sites like small apartments and RV parks. The BBB grades it A. It says it averages 18 to 24 days to close.

Pros

• Takes land and mobile homes
• Publishes its offer formula

Cons

• BBB lists a 2024 start
• May use "a vetted investor in our network"

6. HomeLight Simple Sale

HomeLight Simple Sale matches your Dallas home "to our network of vetted cash buyers." Its Dallas page promises a cash offer in 24 hours. Fees "are disclosed in writing before you sign, and they come out of proceeds at closing." It's candid that an investor offer "usually lands below full market value."

Pros

• Close in 10 to 60 days
• No fee to see an offer

Cons

• Fee amount isn't published
• No property rules listed

7. Opendoor

Opendoor buys single-family homes and townhomes in Dallas-Fort Worth, and condos case by case. It won't take mobile or manufactured homes, "including those on permanent foundations," or vacant land and commercial buildings. Homes with fire damage or mold throughout don't qualify, and the house must be vacant at closing.

Pros

• Large national buyer
• Cancel before closing with no penalty

Cons

• Strict condition rules
• Service charge isn't a published rate

8. Houzeo

Houzeo runs two products. One is a flat fee MLS listing, starting with a Bronze plan at $399. The other is a cash offer page that says "Get 3+ cash offers" from investors and iBuyers in DFW. Most buyers in its network respond within 24 to 48 hours, it says.

Pros

• Cash offers are free
• Listing option if cash falls short

Cons

• Shares your info with partner buyers
• Says its offers are estimates only

9. Offerpad

Offerpad buys single-family homes and townhomes in Dallas. It typically won't buy homes built before 1950, homes valued over $1 million, lots over 2 acres or mobile homes. The house must be vacant at closing. Its fee page says "Offerpad charges a 5% service fee plus approximately 1% in closing costs."

Pros

• Clear fee rate
• Free local move on its Dallas page

Cons

• Narrow property rules
• Headquartered near Phoenix

10. HomeVestors (We Buy Ugly Houses)

HomeVestors works through franchises that are each owned locally, and its head office is in Dallas. It buys houses, townhomes, condos and multi-tenant properties, and its FAQ mentions mobile homes and commercial property. It says "Our offers are typically discounted below market value in exchange for speed and convenience."

Pros

• Buys many property types
• Three-day window after signing

Cons

• Terms depend on the local franchisee
• A 2023 ProPublica series examined franchisees

Common Mistakes Before You Apply

The most common mistake is to think an online number means the buyer will take your home. Read the rules page first, because a mobile home, a tenant or a big lot can end the talk before it starts. Sellers also forget that a matching site isn't the buyer. When you search best companies buy houses cash Opendoor Offerpad We Buy Ugly Houses HomeVestors 2026, several names on this list pass your file to someone else, so ask who signs the contract.

Who Benefits Most From a Cash Sale?

A cash sale suits owners with homes that lenders and retail buyers shy away from. Think of a mobile home on rural land, a rental with a tenant mid-lease, or an inherited house that several siblings own together. If your house is updated and empty, you may do better with a listing.

Frequently Asked Questions

Which cash buyers take mobile homes in Dallas?

Southern Hills, Ninebird, TX Home Buying Pros and HomeVestors all say they do. Opendoor and Offerpad say they don't.

Can I sell a rental with the tenant still there?

Yes, with the right buyer. Southern Hills says it took over one DeSoto lease exactly as written. Opendoor and Offerpad both want the house empty at closing.

Is a matching site the same as a cash buyer?

No. We Buy Houses, Clever, HomeLight and Houzeo connect you with buyers, and they don't buy the home themselves.

The Bottom Line

Southern Hills Home Buyers earns the top spot because it buys many of the homes that trip up the iBuyers, from triple wides to tenant-occupied rentals, and it does so with no fees or commissions. Among the names that best companies buy houses cash Opendoor Offerpad We Buy Ugly Houses HomeVestors 2026 lists cover, it's the local Plano option that's open about offers sitting below retail. If your home doesn't fit an iBuyer's box, it's the first call to make, and you're free to compare its offer with any other.