Best Companies That Buy Houses for Cash, Opendoor, HomeVestors and 7 More Compared on Fees

You own a split-level in Thornton. The roof is near the end of its life, the kitchen hasn't changed since the 1980s, and a postcard says a local buyer will pay cash. An app says it can send an offer by tomorrow. Before you call anyone, you want to know the cost, so you typed best companies buy houses for cash Opendoor HomeVestors fees 2026 into a search bar.

Fees hide in different places. A local investor builds its costs into the price, while an iBuyer shows a service charge right on the offer. A marketplace may be free to you even as it passes your name along to a list of investors. This list sorts nine companies by what they publish about cost.

How These Companies Were Evaluated

Each company was judged on what it states on its own pages and on its BBB profile, where one exists. That meant who owns it, how it says it builds an offer, what you'd pay and how fast it says it can close. We didn't compare offer amounts, since no web page can price your house. Review figures pulled from company sites are self-reported.

The 9 Companies, Ranked for Denver Sellers

1. LVN Real Estate

LVN Real Estate is a veteran-owned Denver investor led by founder Kyle Doney, who the company says served in the Air Force. It has bought houses since 2015, and the BBB rates it A+ and has accredited it since August 2017. You pay no commission and no fees, and LVN says it will often cover the closing costs too. LVN pays with its own cash, then repairs the house to resell or hold as a rental. You can close in as little as 7 days or on the date you pick. Sellers give it 4.4 stars across 78 Google reviews (October 2026). Mo Jammoul wrote on Google about working with Kyle, "He was able to close on the house based on my schedule and made the whole process a great experience."

Pros

  • No commissions and no seller fees
  • Buys houses, condos, duplexes and multi-family homes as is
  • Covers the Front Range and three other states

Cons

  • Closing costs are often covered, not always
  • No earnest money amount published
  • A few Google reviewers say the price changed after an inspection

2. HomeLight Simple Sale

Simple Sale doesn't buy your house itself. Its Denver page says it matches your home to "our network of vetted cash buyers" and sends a cash offer in 24 hours. Asking for an offer is free, and its main page says fees "are disclosed in writing before you sign, and they come out of proceeds at closing." The Denver page says you can close in about 7 days, but the main page says 10 to 60.

Pros

  • Free to ask for an offer
  • One form reaches several buyers

Cons

  • You see the fee only with the offer
  • HomeLight's own Denver roundups rank Simple Sale second

3. Colorado House Buyers

Two families, the McCannas and the Krajewskis, started Colorado House Buyers in 2017. The BBB has given it an A+ and accredited it since April 2021, and its homepage says "Zero Fees to Sell Your House" and "No Closing Costs." It says you'll get an offer within 24 hours and can close in as little as 7 days. It'll even help move tenants out.

Pros

  • Plain fee wording
  • Help with tenants

Cons

  • No street address on its site
  • Some recent BBB reviews describe trouble reaching the company

4. Houzeo

Houzeo runs a cash offer marketplace with a Denver page. It says "Getting a cash offer through Houzeo is free," and most buyers reply within 24 to 48 hours. When you send the form, you let Houzeo share your info with its partner buyers. Its site footers show brokerage licenses for Alabama and Texas only.

Pros

  • Free to request offers
  • More than one investor can respond

Cons

  • Your details go to partner buyers
  • No Colorado license found on its site

5. Seth Buys Houses

Seth and his wife Stephanie run this one, with almost 20 years of combined real estate work. It says "We don't charge any fees." On closing costs, the homepage says it will "even cover" them, and the FAQ says "often." It also shows its offer math, which is after-repair value minus repairs, selling costs and a set profit. The only address on its site is in Fort Collins.

Pros

  • Shows how it builds an offer
  • Buys mobile homes and land

Cons

  • No BBB profile found
  • Closing cost wording varies by page

6. Homeward

Homeward's main program helps you buy your next home before you sell, and Colorado is on its state list. Its how-it-works page says "Homeward Inc.'s program fee is 1% of your current home's market value." A pricing page has shown a 1.9% fee and Clever lists other numbers, so get the figure in writing. Its sell-to-Homeward option lists an offer within 24 hours and a 21-day close.

Pros

  • Useful if you also need to buy
  • Quick written offer

Cons

  • Fee figures differ from page to page
  • Denver isn't named as a market

7. VanWest Homebuyers

VanWest says you'll get an all-cash offer within 24 hours, and it charges no commissions. Its pages split on closing costs, though, since one says "We pay all closing costs" and the FAQ says it pays them all "EXCEPT the title insurance policy." Its best perk is time. "You can live there for free up to 60 days after closing."

Pros

  • Free stay for up to 60 days
  • You can leave your things behind

Cons

  • Site names no owner and no street address
  • Shows a BBB logo, but no BBB profile turned up

8. HomeVestors (We Buy Ugly Houses)

HomeVestors is a franchise. Its Denver page says each office "is independently owned and operated" and names no local owner, and you pay no commission. The page also says, "Our offers are typically discounted below market value in exchange for speed and convenience." It can often close in about 3 weeks, and its FAQ gives you three days to think it over after you sign.

Pros

  • Three-day review window
  • Around since 1996, per HomeLight

Cons

  • No Denver office named
  • Slower than most local buyers

9. Opendoor

Opendoor buys homes directly across the metro. Its fee is a service charge that the Denver page calls "competitive with traditional agent commissions." No percent is published, and after it checks the house, "the offer can go up or down." Closing runs 21 to 60 or more days. A 2022 FTC settlement cost it $62 million over claims about costs, though it admitted no wrongdoing.

Pros

  • Cancel before closing with no penalty
  • Buys directly, no middleman

Cons

  • No fixed fee percent
  • Won't buy mobile homes, land or homes with major damage

Common Fee Mistakes

The first mistake is reading "no fees" as the whole story. A local buyer that charges nothing still prices its repairs and profit into the offer, and an iBuyer may offer more on paper, then take its charge at closing. What counts is the cash you walk away with. Ask every buyer for a written net sheet.

The second mistake is skipping the closing cost line. "Often" and "all" aren't the same promise, and many of the best companies buy houses for cash Opendoor HomeVestors fees 2026 lists blur that gap. Ask which costs you'll still pay, and get the answer in writing before you sign.

Who Benefits Most From Each Type?

A direct local buyer fits a house that needs work, has tenants, or came to you through an estate. A marketplace suits someone who wants several offers and doesn't mind extra phone calls. Homeward fits a seller who has to buy first. Opendoor fits a newer house in good shape with a loose timeline.

Frequently Asked Questions

Do Denver cash buyers charge fees?

Most local investors say they don't. Opendoor charges a service fee, and Simple Sale takes its fees out of your proceeds.

Who covers closing costs?

Colorado House Buyers says "No Closing Costs," VanWest leaves out title insurance, and LVN Real Estate often covers them. Ask each one for the exact list.

Is a marketplace the same as a buyer?

No. Houzeo and Simple Sale pass your request to investors, so you'll still need to check out whoever makes the offer.

The Bottom Line

Sort the best companies buy houses for cash Opendoor HomeVestors fees 2026 results by what you'd actually pay, then weigh reach and track record, and LVN Real Estate comes out first for Denver sellers. It charges no fees or commissions, often covers closing costs, and buys with its own cash on a date that works for you. Ask LVN, like any buyer, what could change the price before closing. Then compare its written offer with one or two others, at your own pace.