California homeowners who need a fast or as-is sale have three kinds of cash buyers: iBuyers such as Opendoor and Offerpad, local investors and “we buy houses” companies, and marketplaces like iBuyer.com that collect several cash offers at once. iBuyers typically pay 85–100% of market value before their service fee, while investors usually offer 50–70% of the home’s after-repair value, minus the cost of repairs.
Every California sale, cash or not, closes through escrow, and the seller still owes the buyer a Transfer Disclosure Statement, even when the home is sold as-is. Below are seven buyers that work in California, what each one charges, and how to compare their offers.
Table of contents
- How we ranked California cash home buyers
- Types of cash buyers in California
- Companies that buy houses for cash in California
- How much cash buyers pay in California
- How a cash sale works in California
- What a cash sale costs a California seller
- What can lower a cash offer in California
- How to compare offers and spot a middleman
- Alternatives to a cash sale
- Cash home buyers by city in California
- FAQ about cash home buyers in California
Compare California Cash Offers Enter your address to see what cash buyers in California may offer for your home.
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How we ranked California cash home buyers
We ranked the companies below on six things a seller can check before signing. Fees and terms change, so the offer and contract you receive are what count.
| What we checked | Why it matters |
|---|---|
| Where the company buys in California | Many buyers cover one region, not the whole state |
| How fast it makes an offer | Some sellers need an answer within days |
| Fees stated up front | A service fee or closing costs can take several percent off the price |
| How repairs are handled | The offer often drops after the walkthrough |
| Review record | A long, public review history is harder to fake than a few ratings |
| Years operating and licensing | Older, licensed businesses are easier to check |
Types of cash buyers in California
What a cash buyer pays depends mostly on its business model. An iBuyer resells the home after light repairs, so it prices close to market value and charges a fee. An investor plans to renovate and resell or rent, so it starts from the home’s value after repairs and leaves room for repair costs, holding costs and profit.
| Buyer type | Typical offer | What gets deducted | Best fit |
|---|---|---|---|
| iBuyer (Opendoor, Offerpad) | 85–100% of market value, before fees | Service fee, repairs found at inspection, closing costs | Newer homes in good condition in the areas they serve |
| Local investor or “we buy houses” company | 50–70% of after-repair value | Repairs are priced into the offer; many cover closing costs | Homes that need work, inherited homes, tight deadlines |
| Wholesaler | Similar to an investor, or lower | An assignment fee paid by the end buyer | Only if you know who the end buyer is |
| Marketplace (iBuyer.com, Sundae) | Several competing offers | Depends on the buyer you choose | Sellers who want to compare before choosing |
Wholesalers and assignment buyers
A wholesaler may not buy the home at all. It signs a purchase contract with you, then assigns that contract to another investor for a fee. The sale can still close, but ask who the end buyer is and what happens if no one takes the contract.
Companies that buy houses for cash in California
Compare the offers below in the same order every time: the service fee, who pays closing costs, what can change after the walkthrough, and whether the contract can be assigned or cancelled. Two offers with the same headline number can leave you with very different amounts at closing.
1. iBuyer.com
- Offer in 24–48 hours
- No commissions or fees
- Close in as little as 7 days
iBuyer.com helps homeowners compare real cash offers without listing. You share a few details and photos online, and iBuyer.com matches your home with its network of cash buyers, so you can review an offer in about 24–48 hours.
If you move forward, you sell as-is, skip showings and choose your closing date. Closings can happen in as little as 7 days, depending on title work in your county.
- Several buyers, one request: offers from a network of cash buyers instead of a single quote.
- As-is sale: no repairs, cleaning or staging.
- No agent commissions: you skip the listing route.
- Flexible closing: pick a date that fits your move.
Read customer feedback on iBuyer.com and on Trustpilot, where iBuyer.com averages 4.3 out of 5 across 52 reviews. Reviewers often mention fast communication and selling without showings.
iBuyer.com works with sellers across the U.S., including California. See where offers are available on the market locations page.
2. Opendoor
- Online cash offer
- Service fee shown in your offer
- Choose your closing date
Opendoor is one of the largest iBuyers in the U.S. You request an offer online, Opendoor checks the home’s condition, and you receive a final offer that lists the service fee, estimated repair costs and closing costs.
Opendoor does not publish a fixed fee. Its Help Center says the service charge varies with the market, the home and current conditions, and shows the exact amount in your offer.
- No showings: no open houses or repeat cleaning.
- Timeline you choose: useful when you are buying your next home.
- Full breakdown up front: fee, repairs and closing costs are listed before you commit.
On Trustpilot, Opendoor averages 3.9 out of 5 across 925 reviews. Sellers praise the speed; complaints usually concern price changes after the inspection and repair deductions.
Opendoor buys in several California metro areas, including Los Angeles, San Diego, the Bay Area and the Inland Empire. Eligibility depends on the home and the address.
3. Offerpad
- Online cash offer
- Service fee shown in your offer
- Local move help where eligible
Offerpad is a national iBuyer that buys homes directly and resells them. You request an offer online, Offerpad inspects the home, and the final number reflects its service fee, closing costs and any repair deductions.
Offerpad entered California in 2022 in Riverside and San Bernardino, followed by Sacramento. Its coverage has changed since, so check whether your address qualifies before you plan around it.
- Cash or listing: Offerpad also offers a listing option if the cash offer is too low.
- Move help: free local moves for eligible sellers.
- Flexible closing: pick a date that matches your next move.
On Trustpilot, Offerpad averages 4.4 out of 5 across 261 reviews. As with any iBuyer, compare the final offer after the inspection, not the first number.
Inland Empire (Riverside and San Bernardino) and the Sacramento area, where the home qualifies.
4. Sundae
- Investors bid on your home
- No fees to Sundae
- Close in as little as 10 days
Sundae is a California-founded marketplace for homes that need work. Instead of one buyer making an offer, Sundae lists your home to its network of investors, who bid on it as-is.
According to Sundae’s FAQ, sellers pay no fees and no closing costs to Sundae. You can close in as little as 10 days or take up to 60.
- Competing bids: several investors can bid on the same home.
- As-is sale: built for dated or damaged homes.
- Cash advance: eligible sellers can get up to $10,000 after signing with an investor.
Sundae is BBB-accredited with an A+ rating. The main variable is the winning bid, which depends on the home’s condition and local investor demand.
Southern California, the Bay Area and the Sacramento area, plus markets in other states.
5. SoCal Home Buyers
- Written offer within 24 hours
- Covers closing costs
- No commissions
SoCal Home Buyers has bought houses in Southern California since 2008. It makes a cash offer, usually within a day, and buys the home as-is on the closing date you choose.
The company is based in Murrieta and buys across Riverside, San Bernardino, Los Angeles, Orange and San Diego counties.
- No repairs: the offer is on the home as it is.
- Closing costs covered: the company says it pays them and charges no commission.
- Tenant-occupied homes: it also buys rentals, so ask how it handles the lease.
SoCal Home Buyers lists its Google reviews on its website. Read the most recent ones before you accept, and ask for the offer in writing.
Riverside, San Bernardino, Los Angeles, Orange and San Diego counties.
6. Sell Quick California
- Buys statewide
- Covers typical closing costs
- No agent commission
Sell Quick California is a Sacramento-based home buying company that buys houses as-is across the state. You request an offer, the company reviews the property, and the sale closes through a local escrow and title company.
It is a direct buyer: it buys, renovates and resells, so its offers follow the investor range rather than the iBuyer range.
- As-is sale: no repairs or cleaning.
- Closing costs: the company says it covers typical closing costs; get the list in writing.
- Statewide: one of the few local buyers that works outside a single metro area.
Sell Quick California has a BBB profile (not accredited). Compare its offer with at least one other buyer before you sign.
Statewide, with its base in Sacramento.
7. California Family Home Buyers
- Buys houses as-is
- Says it pays closing costs
- No fees or commissions
California Family Home Buyers is a Sacramento-area cash buyer focused on simple, direct as-is purchases: you share the property details, get a cash offer and choose a closing date.
It suits sellers with a home that needs work or a tight deadline who want one local buyer rather than a marketplace.
- As-is sale: no repairs or cleanup.
- Fewer steps: no listing or financing contingency.
- Closing costs: advertised as covered; get the list in writing.
California Family Home Buyers shows a 5.0 rating on Google, based on a single review. With so little history, ask for a written breakdown of the offer and compare it with a better-reviewed buyer.
Greater Sacramento, including Sacramento, Carmichael, North Highlands, Folsom and Orangevale.
How much cash buyers pay in California
Cash offers in California follow the same two ranges as elsewhere, but California prices make every percentage point large. The statewide median price for an existing single-family home was $899,720 in September 2026, according to the California Association of Realtors.
| Example | How the offer is figured | Offer before closing costs |
|---|---|---|
| Move-in-ready home worth $899,720, sold to an iBuyer | 85–100% of market value, before the service fee | $764,762–$899,720 |
| Home worth $900,000 after repairs that needs $80,000 of work, sold to an investor | 50–70% of after-repair value ($450,000–$630,000), minus $80,000 of repairs | $370,000–$550,000 |
The iBuyer figure is before its service fee, which Opendoor and Offerpad show in each offer. On a California home, each 10 percentage points of the price is about $90,000, so it pays to collect more than one offer before you decide.
How a cash sale works in California
A cash sale in California skips the lender, but not escrow or disclosures. Most follow these steps:
- Request offers. Share the address, condition and photos with one or more buyers.
- Walkthrough. The buyer inspects the home; this is where repair deductions usually appear.
- Sign and open escrow. A neutral escrow company holds the money and documents.
- Disclosures. You give the buyer the Transfer Disclosure Statement and the Natural Hazard Disclosure. An as-is sale does not remove this duty under California Civil Code §1102.
- Title and payoff. The title company clears liens and orders the mortgage payoff.
- Closing. Escrow records the deed and sends you the proceeds.
With no lender appraisal or loan approval, a clean cash sale can close in one to two weeks. Inherited homes, several owners or unpaid liens add time, because title has to clear first.
What a cash sale costs a California seller
Most “we buy houses” companies say they cover closing costs; iBuyers usually deduct them. Either way, these are the costs that come with a California sale:
| Cost | Typical amount | Who usually pays |
|---|---|---|
| County documentary transfer tax | $1.10 per $1,000 of value ($0.55 per $500) | Usually the seller |
| City transfer tax | Varies by city; several charge on top of the county tax | Varies by custom |
| Escrow fee | Set by the escrow company | Varies by region; often split |
| Owner’s title insurance | Based on the price | Varies by county: often the seller in Southern California |
| Prorated property taxes | Depends on the closing date | Split by days owned |
| iBuyer service fee | Shown in the offer | Seller, deducted from proceeds |
The county rate comes from California Revenue and Taxation Code §11911. On a $899,720 sale, the county tax is $990. Some cities add their own tax: in Los Angeles County, the county recorder lists Culver City, Los Angeles, Pomona, Redondo Beach and Santa Monica, and in Sonoma County, Santa Rosa charges $2.00 per $1,000 on top of the county tax. For the full breakdown, see our guide to California seller closing costs.
Closing costs are not the only deduction. If the home has gained a lot of value, capital gains tax may apply; our guide to taxes on selling a house in California covers what you may owe when you sell.
What can lower a cash offer in California
Cash buyers price risk, and in California a few things move offers more than sellers expect:
- Insurance and wildfire risk. Where homeowners insurance is hard to get or expensive, buyers assume a harder resale and offer less.
- Big repairs. Roofs, foundations and old electrical or plumbing are expensive to fix in California, and each comes straight off an investor’s offer.
- Permits. Unpermitted additions or garage conversions mean extra cost and time for the buyer.
- Title problems. Liens, unpaid taxes or an estate that isn’t settled slow the closing. If you inherited the home, see how to sell an inherited house in California.
How to compare offers and spot a middleman
Compare offers by what you take home, not by the headline price. For each one, ask:
- Is there proof of funds, and who exactly is buying?
- What can change the price after the walkthrough, and when does it become final?
- Who pays escrow, title and the transfer tax?
- Can the contract be assigned to someone else, and can either side cancel?
An offer that can be assigned or cancelled late is less certain than a slightly lower one that can’t. For a closer look at red flags, read are cash offers for houses legit.
Alternatives to a cash sale
If the home is in good shape and you have time, listing with an agent usually brings the highest price. Selling it yourself saves the listing commission but adds work; see selling a house without a realtor in California. Homes that need work can also be listed as-is in California.
A practical middle ground is to get one or two cash offers and compare them with what a listing would net after commission and repairs. Selling outside California? Compare cash home buyers that work in your state. To sell your house fast in California, start with an offer from iBuyer.com.
Cash home buyers by city in California
Cash buyers work by county, not by city, so this section groups them by the area they cover. Each county below lists the buyers that work there, then the cities they serve.
Los Angeles County
Los Angeles County has more local cash buyers than any other part of California, so sellers here can usually collect several offers within a few days.
| Buyer | Based in | Where it buys and what to know |
|---|---|---|
| John Medina Buys Houses | San Pedro | Family-run buyer working across Los Angeles County since 2013, now also in Orange County; BBB-accredited |
| Ready Eddy Cash Offer | Long Beach | Buys across Los Angeles County and says it buys elsewhere in California |
| Eazy House Sale | West Covina | Buys across Los Angeles County, including the San Gabriel Valley and the South Bay |
| SoCal Home Buyers | Murrieta | Buys in Los Angeles, Orange, Riverside, San Bernardino and San Diego counties; says it covers closing costs |
Along the coast and the South Bay, John Medina Buys Houses and Ready Eddy Cash Offer are the closest local buyers for homes in Long Beach, Torrance, Redondo Beach, Carson, Gardena, Hawthorne and Inglewood, as well as Rancho Palos Verdes on the peninsula next to San Pedro. On the Westside, Santa Monica and Culver City sellers should also budget for a city transfer tax on top of the county rate, and Beverly Hills sellers can draw on the same buyers.
In the Gateway Cities of southeast Los Angeles County, the same buyers cover Downey, Norwalk, Bellflower, Cerritos, Lakewood, Paramount, Compton, Lynwood, South Gate, Bell Gardens, Huntington Park, Montebello, Pico Rivera, Whittier and La Mirada.
Eazy House Sale works out of the San Gabriel Valley, which includes Alhambra, Arcadia, Monrovia, Monterey Park, Rosemead, San Gabriel, El Monte, Baldwin Park, La Puente and West Covina. Next door, sellers in Pasadena have their own set of buyers to compare.
North of downtown, Glendale and Burbank draw the same county-wide buyers, while Santa Clarita and the Antelope Valley cities of Palmdale and Lancaster see fewer local investors, so an iBuyer or marketplace offer is worth getting alongside them. For the city of Los Angeles itself, compare cash home buyers in Los Angeles, or look across the whole region of Southern California.
Orange County
Orange County has several buyers based inside the county, most of them accredited by the Better Business Bureau.
| Buyer | Based in | Where it buys and what to know |
|---|---|---|
| Haven Homebuyers | Santa Ana | Orange County buyer, BBB-accredited with an A+ rating |
| Superior Home Buyers | Irvine | Buying since 2014 in Orange, Los Angeles and San Diego counties; BBB-accredited, A+ |
| We Buy Houses in OC | Fullerton | Orange County buyer, BBB-accredited with an A rating |
| SoCal Home Buyers | Murrieta | Says it buys in every Orange County city |
In north Orange County, We Buy Houses in OC is based in Fullerton and buys across Anaheim, Orange, Brea, Buena Park, La Habra, Placentia, Yorba Linda, Stanton and Cypress.
Haven Homebuyers works from Santa Ana, at the center of the county, close to Garden Grove, Westminster, Fountain Valley, Tustin, Costa Mesa and Huntington Beach.
Superior Home Buyers is based in Irvine and covers south county and the coast, from Newport Beach to Lake Forest, Mission Viejo, Laguna Niguel, Aliso Viejo, Laguna Woods and Rancho Santa Margarita. For a wider list, see our guide to cash home buyers in Orange County.
Inland Empire
The Inland Empire, which covers San Bernardino and Riverside counties, is where the large iBuyers have bought the longest in Southern California.
| Buyer | Based in | Where it buys and what to know |
|---|---|---|
| SoCal Home Buyers | Murrieta | Buys across San Bernardino and Riverside counties |
| Opendoor | National iBuyer | Has bought in the Inland Empire since 2018; fee shown in each offer |
| Offerpad | National iBuyer | Entered the area in 2022; check whether your address qualifies |
| Premier Property Buyers | Southern California | Says it buys anywhere in California, with no commissions, fees or closing costs |
In San Bernardino County, these buyers cover Fontana, Rancho Cucamonga and the city of San Bernardino, where newer tract homes often suit an iBuyer and older homes suit an investor. In Riverside County they also buy in Moreno Valley, next to the county seat; sellers there can compare cash home buyers in Riverside as well.
Ventura County
Ventura County has fewer dedicated cash buyers than Los Angeles, so statewide buyers and a marketplace offer are the most reliable starting point.
| Buyer | Based in | Where it buys and what to know |
|---|---|---|
| Ready Eddy Cash Offer | Long Beach | Says it buys in every California county |
| Sell Quick California | Sacramento | Buys statewide; says it covers typical closing costs |
That applies to Oxnard and Camarillo near the coast, and to Thousand Oaks and Simi Valley along the Los Angeles County line, where it pays to request at least two offers before choosing.
San Diego County
San Diego County has many small buyers that each work one or two cities, plus a few that cover the whole county.
| Buyer | Based in | Where it buys and what to know |
|---|---|---|
| SoCal Home Buyers | Murrieta | Buys across San Diego County |
| Superior Home Buyers | Irvine | Buys in San Diego County as well as Orange and Los Angeles counties |
| Opendoor | National iBuyer | Buys in the San Diego area; fee shown in each offer |
South of the city, Chula Vista sellers can get offers from all three, and the same goes for El Cajon in East County. Closer in, compare cash home buyers in San Diego.
Bay Area and North Bay
The Bay Area has one local buyer with a long track record, plus the national platforms, across San Jose, Oakland, Hayward, San Francisco and Vallejo.
| Buyer | Based in | Where it buys and what to know |
|---|---|---|
| John Buys Bay Area Houses | Walnut Creek | Buys throughout the Bay Area; BBB-accredited with an A+ rating since 2020; says it covers closing costs |
| Opendoor | National iBuyer | Buys in the Bay Area; fee shown in each offer |
| Sundae | San Francisco | Marketplace where investors bid on homes that need work |
In the East Bay, Fremont and Richmond sellers are inside John Buys Bay Area Houses’ territory. Farther north, Santa Rosa in Sonoma County has fewer active buyers, and the city adds its own transfer tax of $2.00 per $1,000 on top of the county rate, so a marketplace offer is a sensible first step.
Sacramento area
Around Sacramento, sellers can choose between two local buyers and a marketplace.
| Buyer | Based in | Where it buys and what to know |
|---|---|---|
| Sell Quick California | Sacramento | Buys statewide; BBB profile, not accredited |
| California Family Home Buyers | Sacramento area | Small local buyer with a short review history |
| Sundae | San Francisco | Marketplace active in the greater Sacramento area |
That covers Elk Grove to the south and Roseville in Placer County, both within easy reach of the Sacramento-based buyers.
Central Valley
Central Valley buyers are mostly local to one city, from Stockton down to Fresno, so a statewide buyer or iBuyer.com’s marketplace widens the field.
| Buyer | Based in | Where it buys and what to know |
|---|---|---|
| Opendoor | National iBuyer | Buys in Central California; fee shown in each offer |
| Sell Quick California | Sacramento | Buys statewide, including the Central Valley |
| Cash for Keys Kern | Bakersfield | Family-owned buyer focused on Bakersfield and Kern County |
In Stanislaus County, Modesto and Turlock sellers can start with the statewide buyers above, as can sellers in Merced. Farther south, Visalia in Tulare County and Bakersfield in Kern County have more local options, with Cash for Keys Kern focused on Bakersfield.
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FAQ about cash home buyers in California
iBuyers such as Opendoor and Offerpad, local investors and “we buy houses” companies, and marketplaces like iBuyer.com and Sundae that collect offers from several investors. Which one fits depends on the home’s condition and where it is.
iBuyers typically pay 85–100% of market value before their service fee. Investors usually offer 50–70% of the home’s after-repair value, minus repairs. The more work the home needs, the lower the offer.
Many buyers make an offer within a day or two, and a cash sale with clear title can close in one to two weeks. Title problems, an estate or several owners add time.
Yes. Most sellers of homes with one to four units must give the buyer a Transfer Disclosure Statement, and California law does not let an as-is clause waive it. The Natural Hazard Disclosure applies as well.
It depends on the buyer. Many local investors say they cover closing costs, while iBuyers deduct their service fee and closing costs from the offer. Ask each buyer for the net amount you will receive.
Counties charge $1.10 per $1,000 of value, which is $990 on a $899,720 home. Some cities add their own transfer tax on top of the county tax.
Many are, but the market mixes direct buyers, marketplaces and wholesalers who resell your contract. Ask for proof of funds, read the assignment and cancellation terms, and compare at least two offers.
No. Requesting an offer creates no obligation, and comparing several is the easiest way to spot hidden fees and weak terms.
Reilly Dzurick is a licensed real estate agent with over six years of experience and a member of the iBuyer.com Market Insights Team, covering national trends in home selling and the evolving iBuyer landscape. Her firsthand experience working with buyers and sellers gives her a practical perspective on how these platforms impact real homeowners. She holds a degree in Public Relations, Advertising, and Applied Communication.
