The need to sell a home quickly in Kansas City often arises during some of life’s most stressful moments. Perhaps you’re relocating for a new job opportunity or navigating divorce and splitting up assets. Whatever the reason, the pressure can make the home-selling process tricky. You want the convenience of a quick sale while making sure you get a fair price.
One of the best approaches Missouri residents consider in these situations is working with a “We Buy Houses” Kansas City company. However, before you request a cash offer, it’s important to understand how much a Kansas City house-buying company might offer for your home and weigh your options. Once you’re familiar with the process, you can opt to select a company on our list of some of the top contenders and get moving.
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Working with house-buying companies in Kansas City
We Buy Houses companies in Kansas City typically promise quick, all-cash offers and ultra-fast closings, often in as few as seven days. They tend to target distressed properties in need of repairs and work with sellers who need to move ASAP.
Here’s how the process generally works:
- You request an offer and provide the company with some information about your home. Some companies may make a preliminary offer at this stage, but it’s usually subject to change once they’ve inspected your property.
- The company completes a walk-through of your property, usually within 24 to 48 hours.
- The company makes a firm offer, usually within 24 hours, but sometimes on-site after the walk-through, which you can accept or decline. Most of these companies will not negotiate on price, so the offer is a take-it-or-leave-it scenario.
- If you accept the offer, you’ll both sign a contract, and the closing process will begin. Some companies offer a large deposit or moving cost assistance, and a few may even pay for the home upfront.
- Closing and getting paid is quick, typically within seven days to a few weeks. This can vary by company, and sellers who work with a house-buying company often enjoy flexibility in selecting a move-out date that works for them.
Popular We Buy Houses for Cash companies in Kansas City
If the process of selling to a house-buying company in Kansas City sounds good to you, it’s time to find a legitimate operation you can trust.
We’ve compiled some of the top companies that will pay cash for your parents’ Shirtwaist or Tudor. By selling to one of these companies, you should be able to sell your Kansas City home in as little as a week or two.
Note: Individual program details frequently change. Please visit the company’s website for the most up-to-date information. HomeLight always recommends doing your own research to determine which selling option is best for your situation.
Mastiff Home Buyers
Since 2017, Mastiff Home Buyers has established itself as a trusted local cash-for-home company. It has expanded into nearby markets across the Kansas City area, including Overland Park, Shawnee, and Raymore.
The firm prioritizes facilitating a personalized experience for clients, as they understand difficult situations from firsthand experience. Focused on helping people, Mastiff Home Buyers promises to treat customers fairly without forcing them into a hasty decision.
Locations: Kansas City and surrounding markets in Missouri and Kansas
Closing costs: Sellers pay no closing costs or fees; Mastiff Home Buyers covers them.
Mastiff Home Buyers has been accredited by the Better Business Bureau (BBB) since 2021. It has an A+ rating, which reflects the company’s commitment to excellent customer service. Meanwhile, it has received a perfect 5.0-star rating on Google.
Customers praised the staff’s quick response times and friendly customer service. Some thanked the company’s understanding of burdensome selling conditions, recommending its services to homeowners who are in difficult circumstances.
Website: mastiffhomebuyers.net
Phone number: 816-750-5325
Simple Sale (a HomeLight platform)
Simple Sale, a solution from HomeLight, is an online platform where sellers in Kansas City (and across the country) can request a cash offer for their home. It has a vast network of cash buyers, and partner investors have a wide range of investment strategies, including fix-and-flip and buy-and-hold.
This enables Simple Sale to provide cash offers for a wide array of properties, even those that need some or a lot of work, in different locations throughout Kansas City. With Simple Sale, you can get a no-obligation, all-cash offer in 24 hours and sell your home in as few as 10 days, skipping the months it can take to sell the traditional way.
Locations: Nationwide, including Kansas City
Closing costs: No prep costs, no agent commissions, and no fees charged by HomeLight. Individual investor fees may vary.
Simple Sale is a platform by HomeLight, a company founded in 2012 and is BBB accredited with an A+ rating. It has 4.8 stars on Google with hundreds of user reviews.
Below, you can hear about how Baohan Wu, a seller who used Simple Sale to sell his high-rise apartment, closed within three and a half weeks, and what he thought of the process overall.
Website: homelight.com/simple
Phone: 844-488-8455
Rex Buys KC
Rex Buys KC prioritizes speed in home sale transactions. It strives to deliver cash offers in 24 to 48 hours and pay sellers in as few as seven days.
The team helps sellers in difficult situations, such as bankruptcy, foreclosure, divorce, probate, bad tenants (rental properties), or job relocation. This local buyer company thoroughly understands the market and the challenges residents face. Its headquarters are on the Missouri side of town.
Locations: Kansas City and surrounding markets
Closing costs: Sellers pay no closing costs; Rex Buys KC covers them.
This company combines speed with excellent client care. Its 4.8-star Google rating and A+ BBB rating indicate positive customer service across the board. Rex Buys KC has been BBB accredited since December 2021.
Reviewers mentioned the team’s fairness, honesty, and integrity throughout the selling process. They expressed a high level of satisfaction with its professionalism and responsiveness.
Website: rexbuyskc.com
Phone number: 816-542-6860
Sell It to Bob
Upfront about their investment business model, Sell It to Bob focuses on a customer-oriented approach, buying properties regardless of the seller’s situation. It purchases homes needing junk removal, in poor condition, or in a subpar location, providing relief to homeowners who are looking to offload for a variety of reasons.
Keen to connect their customers with resources, this company accommodates unique difficulties sellers face, from out-of-state owners to contentious divorces. It pays with a certified bank check or wires the funds to the seller’s bank account.
Locations: Kansas City metropolitan area, as well as markets across Kansas and Missouri
Closing costs: Sellers pay no closing costs; Sell It to Bob covers them.
Sell It to Bob currently holds a 3.9-star Google rating with more than 50 reviews. Customers commended the company’s honest and upfront approach. Others expressed appreciation for the team’s patience and honesty throughout what can be a stressful process.
Website: sellittobob.com
Phone number: 816-281-9664
KC Cash Closings
Committed to an open and fair process, KC Cash Closings prioritizes clear communication from the initial consultation to the closing and offers competitive cash offers without hidden fees. It puts the property seller front and center, answering any questions that arise throughout the process and assisting homeowners facing various tough situations.
Locations: Kansas City, Missouri, area
Closing costs: This company’s website promises a closing process “without real estate agent fees or commissions.” It does not list specific details about closing costs or how these may be factored into their buying offer.
KC Cash Closings currently holds a 5.0-star Google review rating. Past clients noted the exceptionally fast closing and fair offers. According to reviewers, the transactions were smooth and easy.
Website: kansascitycashclosings.com
Phone number: 816-659-2259
Turnkey Property USA
For sellers seeking a long-standing and well-respected real estate investment company, Turnkey Property USA is a great option. The locally-owned and family-operated firm has been operating in the KC market for more than a decade, building and retaining positive customer relationships.
With an emphasis on networking in the area market, Turnkey Property USA focuses on connecting with investors as much as it focuses on buying properties directly from homeowners. This connection between supply and demand likely lends to their track record for speedy closings.
Locations: Kansas City metropolitan area
Closing costs: Sellers pay no closing costs or fees; Turnkey Property USA covers them.
Turnkey Property USA currently has a 5.0-star Google review rating. Customers commended the kind staff who make and keep commitments to clients. Others noted the staff’s patience in explaining the process without forcing sellers to make a decision. The reviews consistently expressed positive transactions with the company. Turnkey Property USA has been BBB accredited since November 2021 and holds an A+ rating.
Website: turnkeypropertyusa.com
Phone number: 816-406-0044
Why sell for cash in Kansas City?
There are plenty of reasons a Kansas City seller may choose to go the cash-for-homes route, with speed and certainty being chief among them.
In Kansas City, it typically takes about 78 days. That includes an average of 34 days on the market, plus the typical 44 days a buyer needs to close on a purchase loan.
Compare that to the typical seven days promised by many We Buy Houses for Cash companies in Kansas City, and you can see why these companies remain popular, even though they don’t always offer top dollar.
Not every seller has months to prep, market, show, and close. Let’s look at some common reasons Kansas City sellers choose cash-for-homes companies over listing the traditional way.
- The home has major repair issues common in Kansas City, such as foundation issues, which are prevalent in this market, especially among historic homes.
- The seller needs to move or cash in quickly due to divorce, job relocation, medical needs, financial stress, etc.
- The seller doesn’t have the means or desire to make repairs.
- The seller doesn’t want to bother prepping the home, dealing with showings, negotiating, or navigating a long sales process.
- The seller prefers the privacy of selling their home off-market to a cash buyer.
- The seller is in the foreclosure process and wants to sell the home and settle up with the lender before it’s too late.
- The seller inherited a property and wants to unload it as quickly as possible.
- The seller is a landlord who has problem tenants or no longer wishes to manage a rental property.
- The aging homeowner decided to downsize and move into a care facility, prompting their family to sell the home.
- The seller is living out of state and prefers the ease of a cash sale.
If any of these sounds like you, requesting a cash offer from a We Buy Houses for Cash company might be a good starting point, though it’s not your only option, and it may not be your best move (we’ll dive into your other options in just a minute).
Pros and cons of house-buying companies in Kansas City
By now, you’ve probably figured out that We Buy Houses for Cash companies in Kansas City are a bit of a mixed bag. You get speed and service, but you may be concerned about not maximizing returns from the quick home sale. Let’s walk through a few pros and cons to consider while considering your options.
Pros to We Buy Houses for Cash in Kansas City
One of the biggest advantages of working with We Buy Houses for Cash companies in Kansas City is that you can sell your home “as-is” with no repairs required, and they’ll buy homes in any condition.
If your home was severely damaged in a weather event, or you’ve fallen years behind on routine maintenance, you can still sell without needing to make the extensive repairs that financed buyers may require.
Here are some other pros to consider:
- Speedy transaction: You can often sell your home in as few as seven days.
- Guaranteed sale: Since the company does a pre-offer walk-through, their offer is firm and comes with few, if any, contingencies. Cash-for-houses companies are experts at clearing roadblocks and closing deals.
- No repairs: Again, if your home is in rough shape and you don’t have the funds or the patience to make repairs, you can skip them altogether and save yourself the stress.
- Less hassle: You don’t have to deal with staging, organizing open houses, fielding offers, negotiating with picky buyers, worrying about the appraisal, or stressing about the buyer’s financing falling through. Overall, reputable We Buy Houses for Cash companies in Kansas City offer a smooth ride from offer to close.
That all may sound pretty great to you as a seller if you’re looking to move within weeks rather than the months it might take you to list and sell your home on the market with an agent. However, there are downsides to working with cash-for-homes companies. Namely, they typically offer substantially below market value for your home.
Cons to We Buy Houses for Cash in Kansas City
When considering an offer from a We Buy Houses firm, remember that these are house-buying companies, which means they’re ultimately trying to make a profit. They plan to fix up your home and either resell it or rent it out. That takes considerable time, skill, and investment.
Here are some potential downsides to consider:
- Lower offers: Most companies follow the 70% rule, meaning they’ll offer you 70% of your home’s after-repair value (or the value that your house could sell for on the market once it’s all fixed up) and then deduct the repair costs. So the price you get for your home may be appreciably lower than what you’d get on the market.
- Inconsistent market knowledge: Not all cash homebuying companies are equal. Some are more localized, have specific neighborhood knowledge, and are able to leverage that expertise into more competitive offers. Others are less knowledgeable about the specifics of your community, which could result in lowball bids.
- Untrustworthy companies: Some companies make extremely low offers to desperate homeowners. A few bad players may even engage in fraud, though it’s uncommon.
- Pressure tactics: These companies know that homeowners looking to sell quickly are often in dire situations, and some do take advantage of that by using pressure tactics. You should never feel pressured to accept an offer, especially since there are plenty of We Buy Houses for Cash companies in Kansas City from which to choose. If anyone makes you uncomfortable, it’s time to move on to another option.
Your home is more than a place where you make memories with family; it’s also likely your biggest asset. Sure, you want to sell quickly, but you could be leaving major money on the table if you don’t consider other avenues for a quick sale.
Always do your research, compare your options, and consult with a trusted advisor before accepting any offer.
Vet cash buyers and know your home’s worth
For many home sellers, We Buy Houses for Cash companies can be a solid solution to selling a property quickly or accessing cash for an expected life challenge. On the other hand, the “cash for your home” rehabbing business model has also led to what some housing advocates call predatory tactics.
The level of integrity and customer service you experience can vary, even within an established house-buying company that strives to maintain consistent business standards. This is because many We Buy Houses for Cash companies are franchises and often use independent investors or local wholesaling outfits. Your experience greatly depends on the character of the person or group making the offer.
If you are considering a cash offer, vet the company thoroughly. Check reviews, read testimonials, and research its presence and performance in the market. And, of course, read the buying agreement carefully before signing.
Before committing to a We Buy Houses for Cash company, HomeLight suggests you consult with a top agent to get a better idea of what your home might be worth if sold on the open market. Then, compare cash offers to what a top agent might be able to get for your home.
HomeLight can connect you with a top-performing agent in Kansas City. You can also try HomeLight’s free Home Value Estimator right now to get an initial ballpark estimate in less than two minutes.
Curious What Your Home Is Worth?
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Other options to sell your home quickly
iBuyers
Within the cash-for-homes business, you’ll encounter a particular group of companies known as iBuyers, or instant buyers.
iBuyer companies offer sellers many of the same conveniences of other house-buying operations, but they also leverage algorithmic technology, otherwise known as automated valuation models (or AVMs), to make you a near-instant offer on your home and provide a user-friendly, mostly online home-sale experience.
iBuyers have been around since the mid-2010s, and are now widely available across both Kansas and Missouri. They offer all cash and can close in a matter of days to a few weeks. But unlike more traditional We Buy Houses for Cash companies, iBuyers tend to look for homes in better condition and offer much closer to market value, typically in the 85% to 95% range.
However, one thing to note is that major iBuyers like Opendoor and Offerpad usually charge sizable fees for their services, between 5% and 6%.
Sellers who may be a good fit to work with an iBuyer in Kansas City include those who prefer to skip staging and showing their home, live in an area with somewhat similar housing, and have a home in relatively good shape.
Listing with an agent
You want to sell your house quickly, not in 78 days. But hear us out! With an experienced real estate agent’s help, a listing that is marketed effectively and priced strategically can still sell relatively faster.
Going with an agent could pay off big time. Selling on the market generally fetches the highest home price, and that’s especially true if you work with a skilled professional. Our internal transaction data at HomeLight shows that the top 5% of real estate agents sell homes for up to 10% more than average agents.
This is a big financial decision, so it may make sense to consult with a trusted real estate agent who can complete a comparative market analysis (CMA) to help you understand your home’s value and how quickly it’s likely to sell.
Your agent may even be able to connect you with cash buyers who are willing to offer closer to market value for your home.
Plus, a CMA is usually free, and you’re under no obligation to list with the agent, so this may be a good tool to explore your options. Even if you end up deciding to work with a cash-for-homes company, at least you’ll know you’re making a sound financial decision.
Feeling overwhelmed trying to find an agent? HomeLight would be happy to connect you with a top performer in your area today.
FAQs on Kansas City house-buying companies
Most We Buy Houses for Cash companies are legitimate, as this business model has been around for decades.
However, it’s always a good idea to watch out for scams, or anything that just doesn’t seem right. Always thoroughly research companies ahead of time. Verify all professional licenses, check customer reviews, get a referral if possible, and vet the company on the BBB website.
Most cash-for-homes companies follow the 70% rule, meaning they’ll offer you 70% of your home’s after-repair value, and then deduct repair costs.
Here’s what that simple formula looks like:
(Your home’s ARV x .70) – repair costs
Now let’s take a look at a practical example. Let’s say your Kansas City War Cottage could sell for $368,000 after repairs, but it’s going to need $30,000 of work to get there.
($368,000 x .70) – $30,000 = $227,600
In this example, a Kansas City cash-for-homes company will probably offer you about $227,600 for your property.
However, different types of house-buying companies will offer varying amounts for homes. As mentioned previously, iBuyers tend to pay more like 85% to 95% of market value while charging a fee for their services.
Selling a home to a We Buy Houses for Cash company shouldn’t cost you any money, though you’ll likely get less overall for your home.
Since these companies are geared toward distressed homes, they tend to have zero fees, and will even cover your closing costs. That means the offer you get is the price you should walk away with. Make sure to ask about any hidden program fees that could eat into your bottom line.
- Research and vet house-buying companies available in your area. The above list is a great place to start.
- Submit offer requests to your top few companies.
- Schedule any on-site visits.
- Field and compare offers. Choose the best option for you.
- Close in a week to 30 days and get paid (or you can often choose a later closing date, up to 90 days after receiving the offer)
We Buy Houses for Cash in Kansas City vs. top Kansas City agent
Wondering how a We Buy Houses for Cash company stacks up against working with a real estate agent? We’ve got you covered.
| Aspect of the sale | Sell to a We Buy Houses for Cash company in Kansas City | Sell with a top Realtor® in Kansas City |
| Sale timeline | 7 to 30 days | 78 days average; 34 to attract an offer, 44 to close the loan |
| Home preparations | None | Make necessary repairs, deep clean, declutter, landscape, stage home |
| Showings | None | 10 to 25 showings average |
| Inspections / repairs | None | May need to make repairs for the buyer or renegotiate the price |
| Appraisal | None | May need to lower the price if the appraisal comes in low |
| Title search | Cash-for-homes companies often handle title issues | Must clear the title before you can sell home |
| Financing contingency | None | Mortgaged buyers use a financing contingency that could hold up the deal if the loan doesn’t clear |
| Agent commission | None | 3% to 5.8% of the sale price |
| Closing costs | None | 1% to 3% of the sale price on top of the agent commission |
Example net proceeds
Let’s say your Craftsman home in Kansas City is currently worth about $353,000 and needs about $15,000 in repairs. Once the repairs are made, the home should be worth about $368,000.
| Sell to a We Buy Houses for Cash company in Kansas City | Sell with a top Realtor® in Kansas City | |
| Estimated sale price | ($368,000 x .70) – $15,000 = $242,600 | $353,000 |
| Market preparations | 0 | $3,530 (1% of sale price) |
| Agent commissions | 0 | $10,590 (3% of sale price) |
| Closing costs | 0 | $5,295 (1.5% of sale price) |
| Estimated take-home for seller | $242,600 | $333,585 |
Financially, it’s usually in your best interest to go with a top agent. Still, selling on the open market could be challenging depending on the condition of your home and any repairs needed.
Key takeaways
- We Buy Houses for Cash companies in Kansas City help sell your home in as few as seven days with no repairs, showings, or hassles.
- There are many reputable cash homebuying companies across Kansas City, and most sellers going this route can find a company that suits their needs.
- Using a cash-for-homes company instead of a top agent or iBuyer could leave significant money on the table.
- HomeLight’s Simple Sale platform provides no-obligation, all-cash offers for homes in almost any condition in Kansas City. Because the platform has partner investors with different buying parameters across the region, it can be a great starting point if you aren’t sure who would buy your home.
House-buying companies can be a good alternative for Kansas City sellers in need of a quick exit from homeownership, but they’re not without drawbacks. However you choose to sell your home, it’s important to avoid making a hasty decision.
For best results, consider your options, gather offers from multiple companies, and then consult with a top agent to see how easily your property could sell on the market. Whatever you decide, HomeLight would be happy to help with your real estate needs.
Writer Chelsea Levinson contributed to this story.
Header Image Source: (Piotr Chrobot / Unsplash)
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