Are "We Buy Houses" Companies Legitimate?
Quick answer
Yes, most "we buy houses" companies are legitimate — but the industry does have real scams and predatory wholesalers, so vetting matters. A legitimate cash buyer proves funds on request, closes in their own name (never assigns your contract to an unknown third party), maintains a physical local office, and is easy to verify through the BBB and, if they claim a real estate license, the state licensing board. Walk away from any buyer who pressures you to sign immediately or refuses to answer basic questions.
The "we buy houses" industry has a mixed reputation, and for good reason — alongside established local buyers, it also attracts wholesalers, out-of-state speculators, and outright scammers targeting distressed sellers. This guide breaks down exactly how to tell the difference, what red flags to watch for, and how to verify a buyer before you sign anything.
Cash buyer vs. wholesaler vs. iBuyer — what is the difference?
| Type | Closes in own name? | Typical fees | Risk to seller |
|---|---|---|---|
| Direct cash buyer | Yes — own funds | Zero (buyer pays closing costs) | Lowest — deal is final once signed |
| Wholesaler | No — assigns contract to a third-party investor | Hidden in the spread between your price and the end buyer's price | Higher — deal can collapse if the assignment falls through |
| National iBuyer | Yes — corporate balance sheet | 5–8% service fee | Low, but strict property eligibility |
Red flags — signs you may be dealing with a scam
If you notice any of the following, slow down and ask more questions before signing a contract.
- Pressure to sign within hours, or claims the offer "expires today."
- Refusal or repeated stalling when you ask for proof of funds.
- "Assigns" or "and/or assigns" language buried in the purchase contract — a sign of a wholesaler, not an actual buyer.
- No verifiable local office address, or an address that turns out to be a UPS Store or virtual mailbox.
- Unsolicited mailers or door-knocking with no company name, phone number, or license information.
- Asking for an upfront fee, deposit, or "processing charge" before any offer is made.
- A Google or BBB profile with few reviews, all posted in the same short window, or no responses from the business to complaints.
- Reluctance to let you speak with a homeowner they closed with in the last 90 days.
How to vet a cash buyer
A few minutes of checking can separate a real local buyer from a wholesaler or scam operation.
- Ask for proof of funds — a bank or escrow letter showing they can pay in cash without financing. A legitimate buyer provides this within a day, no argument.
- Confirm they close in their own name. Ask directly: "Will you be the buyer of record on the deed, or could this contract be assigned to someone else?" The answer should be "we buy and close ourselves."
- Verify a physical local office. Look up the address on Google Maps and, if possible, visit or call to confirm it is a real business location — not a mailbox or vacant lot.
- Look up any real estate license claim. If a company cites a licensed agent or broker, verify it directly with the Nevada Real Estate Division license lookup rather than trusting a screenshot.
- Check the BBB profile for accreditation status, complaint history, and how the business responded to any complaints filed.
- Ask for references — two or three sellers they worked with in the past 90 days, and actually call them.
Frequently Asked Questions
Are we buy houses companies a scam?
Most are not scams, but the space does attract bad actors — mainly wholesalers who never intend to close themselves, and occasionally outright fraud targeting homeowners in foreclosure or financial distress. The way to protect yourself is verification: proof of funds, a real local office, and a written contract with no assignment clause.
What is the difference between a cash buyer and a wholesaler?
A cash buyer purchases your home with their own money and closes in their own name. A wholesaler signs a contract with you, then tries to sell (assign) that contract to a different investor for a fee before closing. If the wholesaler cannot find an end buyer, the deal falls apart and you are back at square one, often having lost weeks.
How do I check if a cash home buyer is a licensed real estate agent?
Use the Nevada Real Estate Division license lookup tool to search by name or license number. Any legitimate buyer who claims a Nevada real estate license will show up there with an active status. If a company cannot be verified, or gives you a license number that does not match, treat that as a serious red flag.
Should I get proof of funds before signing with a cash buyer?
Yes — always. A reputable buyer will provide a bank or escrow letter showing they have the purchase price available in cash, typically within a day of making an offer. If a buyer hesitates, sends a screenshot instead of an official letter, or asks you to sign before showing proof, that is a warning sign.
Is We Buy Any Vegas House a legitimate cash home buyer?
Yes. We Buy Any Vegas House is BBB A+ accredited, has a 4.9-star Google rating, has purchased 2,000+ homes across the Las Vegas valley since 2016, and is led by Casey Ryan, a licensed Nevada Real Estate Agent (License #S.0184768). We buy with our own funds, close in our own name, never assign contracts, and provide proof of funds and seller references on request.
Sources & methodology
Cash offers reflect current Las Vegas market conditions and recent comparable sales. Numbers cited are typical ranges, not guarantees for any specific property.
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