Which of the 9 Best Companies Buy Houses for Cash? Opendoor, Homeward and HomeVestors Fees in 2026

Your mom's bungalow in Platt Park now belongs to you and two siblings, and one of you lives a thousand miles away. Nobody wants to fix the furnace or sort forty years of closets. You searched best companies buy houses for cash Opendoor Homeward HomeVestors fees 2026 and got a page of logos. Some of those logos buy houses. Others collect your phone number and hand it to someone who might.

That split matters more than any fee line, because it decides who you'll talk price with and who signs at closing. This list ranks nine names a Denver seller is likely to see, starting with the ones that put their own money on the table.

How These Companies Were Evaluated

We read each company's own pages and, where we found one, its BBB profile. The questions were the ones you'd ask in person, like who owns it, whether it buys or refers, what it charges and how it says it sets a price. Offer amounts weren't compared, since every house is different. Ratings taken from company sites or roundups are labeled with their source.

Quick View of the Business Models

The 9 Companies, Ranked

1. LVN Real Estate

Kyle Doney, an Air Force veteran per the company's site, founded LVN Real Estate and is listed by the BBB as its owner. The company has bought Colorado houses since 2015, keeps an office in Denver, and holds a BBB A+ rating with accreditation dating to 2017. LVN says plainly, "We're not agents." It buys with its own cash, then repairs the house and resells it or keeps it as a rental. You won't pay a commission or a fee, and LVN often picks up the closing costs as well. It handles inherited and probate houses too. On Google it holds 4.4 stars from 78 reviews as of October 2026, and Brett Davidson wrote there, "They do what they say they will do. They put it in writing."

Pros

• Says it buys directly, with its own cash
• Buys inherited and probate homes as is
• Close in as little as 7 days or on your date

Cons

• Doesn't publish an earnest money figure
• Closing costs are covered often, not every time
• Some Google reviewers say the price moved after an inspection

2. HomeVestors (We Buy Ugly Houses)

HomeVestors is a national franchise whose Denver page says each office "is independently owned and operated," without naming the local owner. It's upfront that "Our offers are typically discounted below market value in exchange for speed and convenience." It says it can often close in as little as 3 weeks, and its FAQ gives you three days to weigh your decision after you sign.

Pros

• Three-day review period
• Honest about pricing below market

Cons

• No Denver franchisee named
• Three weeks is slower than most locals

3. Seth Buys Houses

Seth and his wife Stephanie run this small company, and Seth says he's "definitely NOT your typical" house buyer, and he renovates to a high finish before he resells. It charges no fees and publishes its offer math, starting from after-repair value. It also buys mobile homes, duplexes and land. Its site lists one address, in Fort Collins.

Pros

• Owner you can reach directly
• Offer formula on its site

Cons

• No BBB profile found
• Says "often" about closing costs in its FAQ

4. Opendoor

Opendoor buys homes in the Denver metro area with its own money and sends a cash offer within 24 hours. Its fee is a service charge that "varies and is shown in your offer breakdown." After it assesses the home, "the offer can go up or down." Closing takes 21 to 60 or more days. Mobile homes, land and homes with major damage are off its list.

Pros

• Big direct buyer with set steps
• No penalty to cancel before closing

Cons

• No fixed fee percent
• Paid $62 million to settle FTC charges in 2022

5. VanWest Homebuyers

VanWest buys in Denver and says it has bought houses in 19 states. It sends an all-cash offer within 24 hours, often sooner, and does a walkthrough of about half an hour. It charges no commissions, and its FAQ says it pays all closing costs "EXCEPT the title insurance policy." You can stay in the house rent free for up to 60 days after closing.

Pros

• Free 60-day stay after closing
• Leave furniture and boxes behind

Cons

• No owner or street address on its site
• BBB logo shown, no BBB profile found

6. We Buy Houses

This is the national webuyhouses.com brand run by WBH Marketing, Inc., of Southlake, Texas, not the local company with a similar name. Its terms say it matches your request against "our list of Investors," and it "is not involved in making the offer." The investors pay WBH a license or marketing fee. Its Denver page names no local investor.

Pros

• Free to the seller
• Many investors in its list

Cons

• You don't know who will call
• Consent lets investors call even if you're on the Do Not Call list

7. First Integrity Home Buyers

The BBB shows First Integrity started in September 1999, lists Ed Jalowsky as principal owner, and grades it A+ and has accredited it since August 2017. That's the longest BBB record among the local names here. Its website couldn't be reviewed, so its offer, fee and closing terms weren't available.

Pros

• Over 25 years on file with the BBB
• Named owner

Cons

• Terms not available to review
• Phone numbers differ between BBB and Clever

8. Clever Offers

Clever Offers is a marketplace, not a buyer. Its Denver page says it's "free, with no obligation" and matches you with "a nationwide network of pre-screened cash buyers." Clever tells investors, "We only get paid when you close one of our leads." Its Colorado page says cash investors here "typically offer 50-70% of a home's after-repair value, minus repair costs."

Pros

• Several offers from one form
• Free to use

Cons

• No Colorado license number shown
• Clever's own directory ranks it first

9. Homeward

Homeward 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," while its pricing page has shown a 1.9% fee. It fits a move up, not a fast exit.

Pros

• Built for buying and selling at once
• Offer within 24 hours on its sell option

Cons

• Fee numbers don't match across sources
• Doesn't name Denver as a market

Common Mistakes With Cash Buyers

The biggest one is filling out a form without knowing whether the site buys or refers. A lead network can send your number to several investors, and you'll get calls from people you never chose. The second is skipping the buyer's name. Before you sign, ask any company, LVN Real Estate included, to confirm in writing who the buyer of record will be. The standard Colorado contract says it "IS NOT assignable by Buyer unless otherwise specified," so read that section closely.

Who Benefits Most From a Direct Buyer?

Heirs who want one clean sale, landlords tired of repairs, and owners behind on payments tend to gain the most. A direct buyer gives you one company to talk to and one offer to judge. Marketplaces suit sellers who'd rather sort several offers.

Frequently Asked Questions

Which companies actually buy the house?

Among the best companies buy houses for cash Opendoor Homeward HomeVestors fees 2026 searches surface, LVN Real Estate, Seth Buys Houses, VanWest and Opendoor present themselves as direct buyers. HomeVestors franchisees buy too.

What does Homeward charge?

Its pages show a 1% program fee in one place and 1.9% in another. Ask Homeward for the number that applies to your home.

Are marketplaces free?

Clever Offers and We Buy Houses say they're free to you. Investors pay them instead, and that cost shapes the offers you get.

The Bottom Line

If you want someone who'll actually buy the house, start with LVN Real Estate. It calls itself veteran-owned, it's BBB accredited, it buys with its own cash and charges no fees. The best companies buy houses for cash Opendoor Homeward HomeVestors fees 2026 lists mix direct buyers with referral sites, and LVN is our first local pick in that mix. Call 720-259-9274 when you're ready and compare what you hear with one other offer.