The Definitive Home Sellers Guide to iBuyers

20 May 2019Home Selling

The real estate market can be a tricky industry to navigate on your own, especially for a first time home seller or even someone who hasn’t sold in a while. Traditionally, selling a home on the open market (either on your own or with the help of a real estate agent or broker) has been a long, complicated, and often tedious process.

This complicated mess of a process has been a lot of the value real estate agents provide, by helping home sellers navigate through the process successfully. But that doesn’t mean it still isn’t stressful and takes time and energy for the seller.
 

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The Home Selling Process Is A Broken And Complicated Mess

 

The madness starts by getting an appraisal or estimating your home’s fair market value, finding an agent, cleaning and staging your home for photos and showings, listing your home on multiple real estate sites and search engines, organizing times for viewings, organizing an open house, and then waiting for the offers to come in.

If all of that sounds like A LOT, it’s because it is. And that’s the simplified version!

The process is further complicated if you need to first sell your home in order to buy a new one. Meaning that you need the funds from the sale of the first purchase to finance the second. In this case, you’ll also need to arrange a short-term living situation for the duration of time it takes to buy a new house once your home sells.

For those who need to move quickly, such as relocating for a job, a recent divorce or separation, or a military family being reassigned, the above process may be entirely unrealistic and out of the question.

Yet, those individuals who need to sell fast do have options apart from the traditional route of employing a real estate agent. Such options (among others) include selling the property to a house flipper or cash investor (usually through one of the “we buy houses” or “we buy ugly houses” companies) or the new kid on the block, an iBuyer.

The New (and Cool) Kid on the Real Estate Block

iBuyers represent an innovative and modern approach to the antiquated (and sometimes broken) model of real estate. A number of companies are now seeing the value in offering “iBuyer” type services, taking a unique and efficient approach designed to take a lot of the hassle out of selling a home, particularly for those who need it done fast.

Many iBuyers can help you close on your home with a cash offer in as little as a week. Some iBuying companies even help you purchase a new home at the same time, taking a lot of the headache out of relocating.

But before diving head first into accepting the first iBuyer offer you receive, it’s important to understand the players on the field, how iBuying works, and the potential pros and cons of iBuying in general.

This guide will offer a comprehensive look into iBuying and help you make an informed decision if you choose to go the iBuyer route when selling your home.
 

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iBuyer Overview

 
 
 
iBuyer represents a new and modern method to sell your home, offering flexibility, reliability, efficiency and a so called frictionless real estate transaction.

So What Is An iBuyer Anyway?

iBuyer services take a modern, technology-based, approach to the real estate market and those looking to buy or sell homes. iBuyers use a strategy somewhat similar to companies such as We Buy Houses or We Buy Ugly Houses by giving you the option to sell your home quickly for cash.

However, whereas “We Buy Ugly Homes” or “We Buy Houses” programs often focus on distressed properties and desperate buyers, iBuyers focuses on those homes and properties that are in good condition. While they may be able to accommodate, iBuyer services aren’t generally meant for fixer-uppers needing extensive work in order to be flipped.

In this way, an iBuyer acts as a real estate investor interested in flipping your house for a profit. An iBuyer transaction takes place entirely online. The process involves the submission of a form that includes all the necessary and relevant details regarding your home.

The system also makes use of technology such as an automated valuation model (also referred to as an AVM). The AVM allows the iBuyer to quickly and accurately evaluate your home relative to the market and to make a quick cash offer on your home. If you accept the iBuyers offer, the transaction can usually be completed in a timeframe spanning days to a week. A fresh and welcomed change from the traditional way of selling, which can take months.

Are iBuyers a Scam?

Even though the iBuyer model is relatively new, there are already several reputable iBuyer companies on the market today. But this way of selling a home might not be for everyone. As with anything, there are both pros and cons to deciding to go the iBuyer route. In order to make an informed decision, it is important to arm yourself with the facts. This guide will help you do just that.

iBuyers Need to Make a Profit Too

iBuyer services are not charities. They have bills to pay, families to feed and probably most importantly, investors looking for a return on their investment. That said, they also are not out to “rip anyone off”. At least not the reputable ones.

With each deal, iBuyer is looking to make a reasonable profit on your home or property. In exchange, they are offering you an opportunity to sell your home quickly, without the hassle of dealing with agents, commissions, fees, marketing costs, banks or any other aspect of traditional real estate transactions that make them a tedious headache at best, and a never-ending nightmare at worst. This often means iBuyers will offer you less than the market value of your home in order to cover their costs and a modest return on their investment.

Weigh the Pros and Cons

For some, the benefits of a quick and easy sale make the price cut a worthy loss. Perhaps you need to move quickly for a job or there is another house on the market which has caught your eye and you want the opportunity to jump on it before someone else does, in either of these scenarios the benefit of quick cash may be an advantage.

On the other hand, if you have no time constraint and receiving the highest market value is your top priority, selling on the traditional real estate market may be the better option.

An Illustrative Example of the Process

In order to help you understand the iBuyer process, we can compare it to selling or trading in a car. A process which many of us are familiar with.

Let’s say that you have a used car which sells on the private market for $10,000. If instead, you decide to trade that car into a dealership. That dealership may only offer you a credit of $8,000. This is because the dealership needs to be able to turn around and sell your car for a profit.

So why might someone choose to trade their car in rather than sell it on their own for a higher price? If it is your only vehicle and you need a car for work, you might not be able to afford the luxury of selling first and then shopping around later. However, if you were to trade your car to a dealer you could walk away that same day with a new car, allowing you to get what you want and skip the hassle and uncertainty that comes with a private car sale for an unforeseen period of time.
 

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Two Common Questions About iBuyers

 
 

How much will they buy my house for?

Different iBuyers use different formulas and criteria in order to determine the offer they will make on your home. These calculations usually take into consideration aspects of the house such as the condition, age, features, square footage, zip code and local market conditions. Each of the items considered are typically weighted using a proprietary formula in order to accurately and quickly provide a fair offer.

Most reputable companies will usually make an offer that is definitely less than the calculated fair market value. In addition to that, you may also need to pay their fees. Usually, the costs add up to about 10% of the fair market value of a home. For comparison, a traditional real estate agent often charges between 5-6% commission on the sale of a home or property and hopefully will get you maximum value when you list on the MLS.

How do they make money?

Unlike more traditional house “flippers”, iBuyers aren’t usually interested in extreme fixer-uppers and don’t expect to resell your home for a much higher margin than what they have already paid. In other words, they aren’t looking for homes that require extensive renovations in order to put back on the market.

So how exactly do iBuyer companies make their profits?

Each company has a slightly different profit model, which we will go into in more detail below. However, two things most iBuyers have in common when it comes to revenue generation, are commissions and sales. While most iBuyers don’t purchase homes with the intent to resell at a large markup, they do indeed make a big of margin on each sale that covers costs of operation, fees, taxes and other associated expenses.

Add to that the 5-10% fee they receive when they buy each house, and these profits can add up quickly due to the sheer volume of houses iBuyers are buying and selling each year.

In other words, while they don’t make much money on each individual home purchased and resold, they make up for the lower revenue in the sheer volume of homes they can buy and sell via this model.
 

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iBuyer Companies – Who Are The Major Players?

 

Given the growing popularity of iBuyer services, there currently exists a number of players in the market seeking your business. But with more real estate companies entering into the mix each and every day, who can you trust to get the job done right, ethically and fairly?

When deciding to go the iBuyer route as the method of selling your home, it’s important to choose a company with a reputable track record. It is also always a good idea to compare quotes from a few of the major players before making a final decision.

Below we will explore some of the top iBuyer companies and what markets they are currently available in.

Opendoor

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Company Overview

Opendoor door was at the forefront of the iBuyer trend, being among the first companies to implement the iBuyer model back in 2014. Their mission is to help make the home selling process as quick and as easy as possible. Opendoor’s average commission and fees float around 7.7%. For those looking to buy a home, Opendoor offers a handy mobile app which even allows you to view homes in your area without an appointment.

Markets Where Available

Opendoor currently operates in 20 markets including Atlanta, Austin, Charlotte, Dallas-Fort Worth, Denver, Houston, Jacksonville, Las Vegas, Los Angeles, Minneapolis-St. Paul, Nashville, Orlando, Phoenix, Portland, Raleigh-Durham, Riverside, Sacramento, San Antonio, Tampa, and Tucson. With plans for further expansion, be sure to check in frequently to see if they have moved into your area.

Is Opendoor Worth It? What Consumers Are Saying

Consumer ratings seem to average out around 4 stars, with sites like Yelp giving them a lower 3-star rating while reviews.io comes in with a much higher 4.5 star rating. Overall most customers seem to be happy but not overcome with excitement about their business with the company.

Further, the reviews often rave about the simplicity, speed, and friendliness of service when dealing with Opendoor for both selling and buying. Common negative complaints include sellers feeling like Opendoor tends to price gouge on repair costs. When it comes to whether buyers feel Opendoor’s offer prices are reasonable, reviews seem to split down the middle with many being quite happy with their offers while others feel their offers are well below market value.

We went around the web and talked to some of Opendoors customers and below are some of the typical reviews of them to help you decide “is Opendoor Worth It“?

Customer Reviews Examples:

“Overall the company makes a good offer. The fees are a little high at 8-9% and you need to ask about any ‘repair adjustments’ if needed before getting the final figure. If you need your home sold fast, and want to bypass the hassle of traditional real estate transactions give them a try.”

“We were surprised at how simple the process was. Fair price was offered, we encountered no hassles, didn’t have to deal with any staging or showings or any nonsense. House was sold before we knew it. Amazing.”

“Depending on the market and condition of your home we heard that they can ‘nickel and dime’ you on reduced pricing due to necessary repairs, but we didn’t experience and of that. Pricing was fair, the process transparent, and we are happy.”

 

Offerpad

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Company Overview

Offerpad operates under a very similar business model as Opendor and has been on the market for nearly as long. Starting in 2015, Offerpad has been buying and selling houses in several markets across the US and has a strong record of both success and client satisfaction. Their standard commission fee is 7% and they offer free assistance with local moves as well, setting them apart from competitors such as Opendoor.

Markets Where Available

Offerpad is currently operating in 12 markets across the US, including Austin, Dallas/Fort Worth, Phoenix, Tucson, Orlando, Tampa, Atlanta, Las Vegas, Charlotte, Raleigh, Houston, and San Antonio. Given their reputation and success, we expect to see them expand further in the coming months and years so stay tuned.

What Consumers Are Saying

There are significantly less online reviews of Offerpad online compared to Opendoor. Most negative reviews tend to agree that Offerpad sometimes offers less upfront than other competitors like Opendoor. But this does seem to be situationally dependent and varies a lot.

Customer Reviews Examples:

“Offerpad offered me a price I was happy with. We did have to take off several thousand for repairs but even with that it was a fair price. Another competitor offered us HALF of what Offerpad was willing to pay. Yes, HALF! Shopping around is worthwhile.”

“Going into this we figured all these companies “low ball” you hard with the quick cash offer. But after trying them out we were surprised. They do take a bit of margin but it’s nothing crazy considering the service and how fast they can close on the deal.”

 

Zillow Instant Offers

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Company Overview

Zillow has been a major player in the real estate market for years, offering several real estate related services in addition to their online platform.

Zillow features one of the largest online marketplaces for selling and renting homes, including innovative services to help interested parties determine the market value of their home. They also boast a number of real estate related apps with the purpose of assisting with a multitude of processes related to buying and selling homes.

In 2018, Zillow decided to expand into the iBuyer network with the announcement of their  Zillow Instant Offers program. Zillow’s offer process is structured similarly to those iBuyer services offered by competitors. One major difference with Zillow Instant Offers, however, is that if you decide to decline their instant offer, you will then be given the option to list on the open market using their other services. In that case, they can connect you with one of their local real estate agents to help jumpstart the “traditional” way of selling your home through an agent.

Markets Where Available

Zillow Instant Offers is currently available in just 9 markets including Atlanta, Charlotte, Dallas, Houston, Las Vegas, Phoenix, Raleigh, and Riverside. However, Zillow has announced plans to expand into Miami, Minneapolis-St. Paul, Nashville, Orlando, and Portland in 2019. We expect to see this trend continue with even more markets available soon.

What are consumers saying

Giving Zillow’s track record in the real estate market, the launch of their instant offers program made major waves in the press, with sites the likes of Forbes and Housingwire releasing articles about the new program, creating both hype and buzz around the program’s entrance to the iBuyer market.

But what are the actual homeowners who have tried Zillow’s new iBuyer service saying about it? It’s a bit hard to separate the Instant Offer reviews from the reviews for Zillow’s other real estate services, but we managed to track down a few that fell on both sides of the spectrum.

Customer Reviews Examples:

“The process is super simple. Information, calculation, offer, cash and done. Recommended for anyone wanting to skip the fuss of a traditional real estate transaction. For us the convenience was just what we were looking for. Worth it.”

“It’s not the most “cost effective” route that’s for sure. Some sellers seem to have better luck than others. For us the offer came in too low to make it worthwhile since we were not in a major rush to sell.”

“We’ve sold a home the ‘traditional’ way before, and compared to that hassle the extra costs associated with Zillow’s Instant Offers was well worth it. We got to choose our own closing date and skipped what would have likely been months of trying to sell the ‘old’ way.”

 

Knock

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Company Overview

Knock operates a bit differently than other iBuyers on this list. This company focuses on homeowners who are looking to purchase a new home while simultaneously looking to sell their current home.

This model makes Knock the closest to our vehicle trade-in comparison mentioned earlier, giving you the opportunity to essentially “trade in” your current home for a new home. This can offer a real advantage to anyone who needs to move quickly and doesn’t have the capital to buy a new home before selling the old one. Knock helps with the home buying process first by buying your new house before listing your current house. They will then prepare your home for sale and settle with you at closing, providing a full real estate team to help you throughout the process.

Markets Where Available

Knock is currently only available in a small selection of markets across the US including Atlanta, Charlotte, Raleigh, Durham, Dallas, Fort Worth, and Phoenix. They do however have plans to expand into an additional 10 markets by 2020.

What consumers are saying

Overall the user reviews and ratings for Knock look pretty good. The most common complaints are related to the overall process not being quite as smooth as expected. There are a few gripes about the offer price, but most seem to agree that the ability to essentially trade for a new home is a great advantage to any homeowner who needs to relocate before selling.

Customer Reviews Examples:

“Good option if you need to move you need funds fast or need to move your property quick due to relocation or whatever. That said, be aware that they are not going to offer market value as if you sold it to a residential buyer.”

“The Knock team has been a pleasure to work with. Great service, promptly answered all of our questions and were available when needed. Would recommend.”

“The trade in process was not as smooth as we initially expected. That said, the realtor we were assigned to was very knowledgeable and was able to help walk us through any hurdles.”

 

Redfin Now

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Company Overview

Redfin Now was launched in mid-2018 by Redfin, a discount real estate brokerage firm that’s been in the real estate business since 2014. Their process appears to work about the same as their competitors, with online quotes promised in 48 hours and a commission/service fee of 7%.

If you decide to move forward with Redfin Now’s offer, they will pay for a 3rd party to inspect your home for any potential damage and move forward from there. They claim the whole process can be completed in 7 to 60 days with you selecting the closing date according to your needs and schedule.

Markets Where Available

Redfin Now is currently only available to home sellers in California. Specifically in Orange County, San Diego, and the Inland Empire. They currently don’t have a list published of plans for future markets but encourage interested parties to contact them about future expansion plans.

What consumers are saying

Given how few markets Redfin Now is currently serving, it’s no surprise that there aren’t a whole lot of reviews to be found online about their iBuyer services. There are however some complaints about Redfin Now’s parent company Redfin as well as some glowing testimonials on Redfin Now’s website.

Customer Reviews Examples:

“It really all depends on your needs and goals. If you need to sell fast and want to avoid the lengthy and complicated real estate process then Redfin is a great way to go.“

“We noticed that valuations fluctuated quite a bit, so shopping around isn’t a bad idea. For us their value was underestimated by too much for it to make sense for us to move forward with them.”

“The thing we loved the most was a ‘guaranteed’ offer. If we wanted to sell, it would be a done deal no questions asked. And we were able to choose a close date that worked best for our schedule, not theirs. This allowed us to move quickly on another home we wanted to purchase before other buyer’s scooped it up. This was a big advantage over other buyers that were waiting on their own homes to go under contract or sell before they could get approved for new financing.”

 

Perch

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Company Overview

Perch offers a choice between the traditional iBuyer transaction options and a trade-in type program similar to Knock. While the iBuyer selling process is very similar to other iBuyers, with an initial offer made online within 24 hours, their trade in process works a bit differently.

Instead of flat out buying your house and selling you a new one, they will pair you with one of their agents to help you shop and sell simultaneously. They guarantee that your home will sell in 90 days or else they claim they will buy your house for market price themselves as a back-up. If these statements are true, it offers an attractive option for those looking to buy and sell simultaneously. Their commission and fees for the buy and sell service are 6%, so slightly below some of the other competitors. Their fees for buying your home without using the buy and sell service, however, are 8.5% which is a bit higher than some of the other iBuyers on our list.

Markets Where Available

Currently, Perch is only available in Dallas, Fort Worth, Austin, and San Antonio, Texas. No plans for future expansions are currently listed on their website.

What consumers are saying

Once again, Perch is too new to the market to have a whole lot of available reviews. Most of what was found online seem to be fairly positive so far though.

Customer Reviews Examples:

“I’ve used Perch Properties multiple times over the last three years. Always found their   team to be professional and knowledgeable. My most recent listing had one showing and 3 offers all at a solid price. Highly recommend and will continue to use.”

“Their business model is a bit unique but has a number of advantages for both parties.    Go into it knowing that you’re making a trade off for these benefits with the offer on   your home. Think of it like selling fast wholesale versus selling slow retail and waiting around for the ‘right’ buyer. If it makes sense for you, like if you need to move fast for job relocation or have debts that need to be paid, or need cash to close on an new home, then it’s a good option.”

“Within 12 hours of my inquiry I received comparable market data, homes sold in my area, offer breakdown and more. Everything was very transparent and provided a clear and realistic comparison of what I would get paid with them vs going through a traditional realtor. I felt in control at each step and was pleased with the process.”

 

Offerdepot

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Company Overview

Offerdepot is an iBuyer service offered by the Kenny Klaus Team with Keller Williams Integrity First Realty. Offerdepot sets themselves apart from the competition by offering prospective home sellers multiple offers from different iBuyer companies to compare within 24 hours. They will also provide you with an estimate of how much your home would likely sell for on the open market by providing a comparative market analysis.

You can then make the choice to accept one of their instant offers, allowing you to sell your home quickly without the hassle of viewings or you can opt to try your luck on the open market instead, in which case they will connect you with a local real estate agent from their team and help you get your home listed. In addition to this, they offer a free moving service for those planning on making a move within the Phoenix area by providing an 18-foot moving truck. This model can be a nice way to see your options side by side and make a decision based on the information provided if you’re not 100% sold on the idea of an iBuyer.

Markets Where Available

Offerdepot is currently only offered in Maricopa County and San Tan Valley, Arizona with no mention of further expansion plans on their website.

What consumers are saying

While still new, the media has been particularly welcoming to Offerdepot, with sites like inman.com raving that “offerdepot could do instant offers right”. As far as actual user reviews go, once again there are few to be found. Initial findings, however, look positive thus far.

Customer Reviews Examples:

“The Offerdepot team was great. I expected the process to be rushed and not very personal, but they took the time to answer our questions, and find the right fit for our home. Above and beyond expectations. Even helped with a moving truck for the transition.”

“We needed to sell our home fast. The team got the job done quickly and matched us with an offer right away. Once we agreed on price the process was fast and smooth completing in right around three weeks.”

 

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How To Evaluate If Selling To An iBuyer Is Right For You

 

Now that you’ve taken a comprehensive look at the iBuyer process and the major players on the market, it’s time to determine if selling to an iBuyer is the best choice for your situation.

The three major things you want to consider are time, sale price/profit, and convenience. First, determine which of the above three factors is most important to you. Is making top dollar your first priority or are you on a time crunch? Are you willing to invest time and energy into showings or do you prefer to go with the most hassle-free option available? Let’s dive a bit deeper into these three factors.

Desired Sale Price and Profit

When it comes to getting top dollar for your property, selling on your own or with the help of an agent on the open market is usually still the most profitable option on the table. Even though many iBuyers claim they buy properties at market value, the reality seems to be that in most cases they are going to undercut a little on their offers. However, even if a high sale price is your #1 priority, it never hurts to compare a few iBuyer offers as a back-up plan. Using a service like Zavvie can help you compare offers from several companies at once.

Time or Urgency of the Sale

For those on a time crunch, an iBuyer can be an attractive option. If you don’t have the luxury to wait for the perfect buyer to come along, it might be worth taking a bit of a cut on the sale price in order to speed through the selling process. Most iBuyers claim they can close the deal in as little as a week, leaving you with cash in hand to invest in your next adventure. On the other hand, some people enjoy having the time it takes to sell on the open market in order to get other affairs in order before the big move.

Convenience

A good agent can help take a lot of the headache out of a traditional sale, helping you arrange showings and assisting with the listing photos. However, if you are living in the home you are selling you’re still going to need to find time for viewings and open houses. You will also likely go through a lengthy process once a buyer is found to get all the paperwork and closing procedures in order. On the flip side, an iBuyer requires nothing more than an inspection, and will handle all the paperwork for you, making the process as easy and streamlined as possible.

One final mark in the iBuyer’s favor is offering a sure thing. Once you’ve accepted an iBuyer’s offer, it should be smooth sailing to closing, allowing you to leave any FUD (fear, uncertainty, and doubt) in the dust.

Enlisting a bit of professional help from Zavvie

If choosing an iBuyer, or even if you’re just curious what offers they might have on the table, Zavvie is a powerful and free tool that can help you out.

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Zavvie utilizes the power of its Offer Optimizer tool which enables you to get quick side-by-side comparisons of all iBuyer offers available to you. Not only does Zavvie help you compare the initial offers, but it also gives you a break down of fees, timeline expectations, the difference between local and national iBuyers, and what you could likely get for your property on the open market.

For those still sitting on the fence trying to make a decision between going the iBuyer or traditional market route, a tool like Zavvie can be a powerful ally to help you make an informed decision.
 

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iBuyer Alternatives

 
 

iBuyers vs Traditional Real Estate

As mentioned above, the biggest difference between an iBuyer and traditional real estate sale on the open market can be broken down into price, effort, and time. A sale on the traditional market takes an average of at least 65 days, involves many showings, open houses, listing photos, and likely dealing with an agent. On the plus side, you are likely to get the maximum amount for your home sale possible by choosing the traditional route. iBuyers, on the other hand, promise a quick and convenient alternative at a slightly lower profit margin.

iBuyers vs We Buy Houses For Cash Companies

The major difference between an iBuyer and a “we buy houses for cash” company usually falls to the condition of the home. We buy houses companies are looking for dirt cheap, usually damaged properties that they can renovate and flip for a large profit. iBuyers, on the other hand, are generally looking for houses that need little to no renovation work in order to sell them quickly. The iBuyer profit model rests on a combination of house sale profit and commissions, so they aren’t as reliant on making a huge increase in sale price.

iBuyers vs Discount Real Estate Brokers

There are many different options for discount real estate brokers on the market today. Usually, a discount broker will offer a less hands-on and full-service approach than a traditional real estate agent. Discounted brokers usually discount their services by offering either reduced commissions, a flat-fee MLS listing, or commission rebates. The selling process itself will remain similar to what you would expect on the traditional market except you will likely need to do a bit more of the legwork yourself. So, once again, you’re left with the choice between profit and the time and convenience saved by an iBuyer.
 

Are You Considering Selling Your Home?

If you want to save at least 50% of the Realtor commissions, check out our article about How a Flat Fee MLS Listing saved James & Mary $9,450!

 

picture of woman thinking about selling to an iBuyer

Final Thoughts On Using An iBuyer Service

 
 
 
All in all, iBuyer services offer an interesting alternative to the traditional real estate market. Providing a viable option for people who are short on time or need to sell a current property in order to buy a new one and would prefer to not waste any time in between.

This is not to say the iBuyer model is the right choice for everyone. For those who prioritize making top dollar and are able to spend the time and effort, choosing the traditional open market may still yield the best results.

Another consideration that needs to be taken into account is the limited number of markets iBuyers are available right now. Though this number will likely grow given how popular the iBuyer model has proven thus far, currently those who live in markets with multiple operating iBuyer companies’ stand at an advantage by being able to shop around for multiple quotes. This enables those buyers to choose the most attractive offer rather than being limited to one or two.

Regardless, it never hurts to explore all your options when selling a home or property, especially since it’s free to get the initial iBuyer offers. Using a service such as Zavvie can help you lay all your offers out on the table and approach them with an informed and level head. Selling a home is likely one of the largest transactions you will make in your lifetime, and it should be approached carefully, assuring you have all the facts before jumping on any offer given.
 

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