Side-by-side upfront advances, fee schedules, state availability, and real seller outcomes for every major cash offer, trade-up, and instant-offer program in the U.S. Independent, updated monthly, no lead selling, no pay-for-placement. We read the Purchase and Sale Agreements so you don't sign one blind.
Programs we currently track and review
Ranked by net proceeds delivered to the seller across our standard sample transaction ($525k ARV, good condition, standard closing timeline). Every figure is sourced from the program's current Purchase and Sale Agreement or published fee schedule.
| Program | Cash Upfront | Primary Fee | States | Agent Choice | Our Rating | |
|---|---|---|---|---|---|---|
|
Z
Zoom Casa Cash Offer Plus
Cash Offer +
|
85% | 4.99% | All 50 | Homeowner | 9.3 | |
|
O
Opendoor Cash Plus
iBuyer +
|
~84% | 6.5% and up | 3 pilot | Opendoor | 7.1 | |
|
Q
QuickBuy
Immediate
|
81.7% | 6.5% + 1% + 6% + $795 | Partners | Submitting agent | 6.9 | |
|
H
Homeward
Trade-up
|
~74% | 7.0% and up (min. $17.5k) | ~12 | Homeward | 6.4 | |
|
U
UpEquity
Power buyer
|
Varies | 2.0% + $500 + 1.25%/mo | 14 | UpEquity | 5.8 |
"Cash offer" is a shelf with very different boxes on it. iBuyers, Cash Offer Plus, trade-up bridges, and power-buyer lending products all live under the label — and they pay, charge, and constrain the seller in fundamentally different ways. Picking the wrong category costs tens of thousands of dollars that nobody itemizes for you at the closing table.
72% of Opendoor sellers reported a final offer lower than the initial estimate (ListWithClever, 2026). The gap between the "wow" number and the number that shows up at closing is the product.
Homeward reviewers report fees disclosed under an hour before closing, up to 80% higher than first quoted. A PSA you can read two weeks before closing is not the same product as one you're asked to sign at the table.
Most programs route the resale through a captive brokerage or the submitting agent only. Your own agent — the person who knows your market and has the highest incentive to get your number right — is written out of the deal.
Opendoor's Cash Plus caps seller upside at 150% of estimated list. QuickBuy's pricing protocol decays by day on market. You give up participation in the resale spread that the program then earns on your house.
A cash offer program is the right answer for certain situations and the wrong answer for others. These are the moments where the math actually flips — where certainty or liquidity is worth more than the last dollar of retail price, and where picking the right program can mean tens of thousands in net proceeds.
Relocation in weeks, not months. Estate settlement. Job move. Divorce. When the cost of waiting 90 days for an MLS sale is larger than the discount to retail, a programmatic close inside 10–21 days is actually the cheaper option.
Trigger: hard date — relocation, probate, exchange clockContingency collapses — financing falling through, inspection renegotiations — are what actually cost sellers money in a traditional deal. A contractual close with an executed PSA removes the buyer-risk tail from the critical path.
Trigger: prior buyer backed out, contingent chainYou've found the next house. You need equity from this one to make the offer competitive — and you can't carry two mortgages. Trade-up and power-buyer products are purpose-built for this exact moment, but the fee math varies by 3–5% between them.
Trigger: offer-accepted on next home, earnest money dueDeferred maintenance, dated kitchens, a roof that fails the FHA inspection. A traditional buyer either walks or discounts beyond the repair budget. Cash Offer Plus programs fund the repairs themselves — then list into a properly prepped market.
Trigger: property condition, financing risk, pre-list improvementsThe pattern is consistent: the right program is a function of timing, liquidity need, and how much upside you're willing to trade for certainty. We map your situation to the category — and the category to the specific program — rather than selling you the first one that calls back.
Most "cash offer comparison" sites are lead-generation businesses that get paid to route you to whichever program bid highest. We're built differently. Every rating on this site is editorial, every number is sourced, and no program pays for placement.
Cash offer programs are marketed in percentages and adjectives — "up to 95%," "no fees," "hassle-free." The Purchase and Sale Agreement is where the real product lives, and nearly every seller signs one without reading it. We read them. Our rating on a given program is driven by four primary inputs: the PSA itself, the published fee schedule, twenty-four months of seller-outcome data where available, and at least three public review sources (Trustpilot, ListWithClever, Real Estate Witch, Anytime Estimate, Houzeo, BBB, and regulator filings such as FTC orders and NMLS disclosures).
We read the PSA line-by-line so you don't sign one blind.
Sample transaction math is published alongside every review. When Opendoor quotes 84% upfront in their Cash Plus PSA, we show the full $501,132.60 → $420,951.38 → $25,056.63 program fee → $35/day carrying charge math from the actual McKinney, TX contract we reviewed. When Homeward publishes a value band and a "Condition Credit TBD," we show what that resolves to in practice on the 2547 Abacus Court file. Transparency is the point.
Every review starts with the current Purchase and Sale Agreement. Marketing copy doesn't get a vote — the contract does.
Your ZIP code, email, and property address never leave our servers as a sellable lead. We compare programs — we don't auction you to them.
Every PSA, fee schedule, and state list is reviewed monthly. Opendoor's fee went from a fixed 5% to "variable per offer" and we flagged it; the next change will get flagged too.
We reviewed live Purchase and Sale Agreements from the four programs sellers most often compare. Zoom Casa Cash Offer + sets the benchmark; the three cards below show how the others stack up against it on the same sample home.
1028 Chambers Creek Cv, McKinney TX · independent third-party appraisal
1028 Chambers Creek Cv, McKinney TX
2547 Abacus Court
2547 Abacus Court
is the spread between the best and worst net proceeds across these programs on our standard $525k sample. Picked the wrong program without doing the math? That's the number you left on the table.
Every figure traces back to the program's PSA, a public fee schedule, or an aggregated review source — so you can verify the number before you sign the contract.
Upfront percentage is the headline. Net proceeds is the number that shows up in your bank account. Between appraisal basis, program fees, carrying charges, condition credits, and resale waterfall, the gap between the two is typically 5–15% of your home's value — and varies widely between programs.
85% of an independent third-party appraisal is structurally different from 84% of an algorithmic estimate. Opendoor's Cash Plus number sits on an internal model + condition adjustment. QuickBuy's sits on the submitting agent's Most Probable Sales Price. Zoom Casa's sits on a licensed third-party appraiser. Same "percentage," very different denominator.
"4.99% + 0.75%/30 days" is not the same as "~5%." QuickBuy stacks 6.5% program + 1% closing + 6% commission holdback + $795 admin. A program can look competitive on one line item and lose you $20k on the others.
An 84% offer with no upside is worse than an 85% offer with 90–95% of after-repair value retained, because the resale waterfall compounds. We model both paths — the one-and-done cash offer and the Cash Offer Plus waterfall — so the comparison is on total dollars to seller, not headline percentage.
Estimates based on published upfront percentages and fee schedules for a sample single-family home in good condition. Actual net proceeds vary by property, market, and final PSA terms.
Every review is based on the program's current Purchase and Sale Agreement, published fees, seller-outcome data, and at least three public review sources. No program pays for coverage. No review is edited for the program's benefit.
Of the four product categories we track, Cash Offer Plus — pioneered by Zoom Casa — is currently the highest-rated on our editorial scorecard. The structure is simple: 100% of independent appraised value as the offer, 85% paid in cash in 10–15 days, the remaining 15% held back as program reserve, the home resold with the seller's own agent, and the seller retains 90–95% of the after-repair value through a documented waterfall. 4.99% Program Fee plus 0.75% per 30 days carrying, disclosed in the PSA at signing — no "Condition Credit: TBD," no last-minute add-backs.
Top-rated of 9 cash offer programs we currently track. Rating driven by PSA transparency, fee-disclosure timing, independence of valuation, and agent-choice flexibility. See the full methodology and every competitor scorecard in our deep-dive review.
A transparent cash offer program discloses four things in writing before the seller signs anything. The programs that don't — and several reviewed here do not — are the ones where net proceeds diverge from the headline number. Use this as your checklist.
Is the offer anchored on an independent third-party appraisal, an algorithm, an internal estimate, or the submitting agent's opinion of value? This is the denominator on every percentage the program quotes you.
Program fee. Carrying fee. Commission holdback. Admin fee. Condition credit. Each line item written into the PSA at signing, with a worked example at your home's expected price. If a fee is "variable per offer" or "TBD," that is the fee.
Who picks the listing agent? Who sets the list price? Can the program change either one without your consent? Can you bring your own agent? These are the paragraphs in the PSA that decide who earns the resale commission.
If the home resells above the offer, how much of that delta flows back to you? Is the participation capped? Does it decay by days on market? The waterfall paragraph is where Cash Offer Plus programs earn their name — and where iBuyers quietly don't.
iBuyers, Cash Offer Plus programs, trade-up bridges, and power-buyer lending products solve different problems. Picking the right category matters as much as picking the right program inside it.
Advance now, participate in the resale. 85% cash in 10–15 days, seller retains 90–95% of after-repair value. Best fit: sellers who want certainty of sale but aren't willing to sign away the upside. Leading program: Zoom Casa (9.3 / 10). 4 programs currently tracked.
Algorithmic take-it-or-leave-it offers. Close inside 14 days. Typically lowest net proceeds but the fastest exit. Best fit: true speed requirement, low tolerance for two transactions. Tracked programs: Opendoor, Offerpad, HomeLight Cash Offer. 5 programs currently tracked.
Buy-before-you-sell bridge lines and purchase guarantees for sellers who have already found the next house. Two closings, two fee schedules. Best fit: you've signed a purchase contract on the new home and need equity from the old one. Tracked: Homeward, Knock, Orchard. 6 programs currently tracked.
Lender-backed products that let your offer on the next home look like cash even before you sell the current one. NMLS-regulated at the underlying lender. Best fit: competitive buy-side market, mortgage underwriting is the bottleneck. Tracked: UpEquity, Ribbon, Accept.inc. 8 programs currently tracked.
Every cash offer comparison is really a comparison to a 60–90 day MLS sale. We publish the math: expected gross price, realtor commissions, prep costs, carrying costs, and days on market — so the "cash offer vs. listing" spread is quantified before you decide.
Zoom Casa Cash Offer + (9.3). Opendoor Cash Plus (7.1). Homeward (6.4). QuickBuy (6.9). UpEquity (5.8). Offerpad, Knock, Orchard, HomeLight Cash Offer reviewed quarterly. Ratings are editorial — we don't sell placement and we don't sell leads.
Cash offer programs aren't interchangeable. Each one has a price band, a state footprint, and a situation it was designed for. Matching program to property is the single biggest driver of your net proceeds.
Zoom Casa operates in all 50 states. Opendoor's Cash Plus pilot is Dallas, Nashville, and Raleigh. Homeward clears 12–13 states. QuickBuy is submitting-agent only. Start by eliminating programs that don't serve your ZIP.
Zoom Casa buys $200K–$5M. iBuyers typically cluster $150K–$600K in their active markets. Luxury programs sit above $1.5M. A program that won't quote your home at your price is a program you can skip.
Trade-up programs exist for sellers who already own the next house. Power buyers exist for buyers. iBuyers exist for maximum speed. Cash Offer Plus exists for sellers who want advance + upside. Start from your situation.
Illustrative example built from programs' published footprints as of April 2026. Live availability may change.
Offer price. Program fee. Carrying fee. If a program won't quote all three in the same sentence, they aren't quoting anything. Our calculators do the arithmetic so you can read a PSA with your eyes open.
The independent-appraisal price in a Cash Offer Plus program, the algorithmic price in an iBuyer quote, or the Minimum Purchase Sale Price in a QuickBuy contract. This number should be tied to a methodology the seller can inspect.
Zoom Casa quotes 4.99%. Opendoor's sample: 5% flat. Homeward's SBYL: up to 7% or $17,500. QuickBuy stacks 6.5% + 1% + 6% + $795. Converted to dollars on your price, this is the single largest line item.
Zoom Casa: 0.75% per 30 days. Opendoor sample: $35 per day. Homeward: "Condition Credit TBD." Days on market is no longer free in a Cash Offer Plus deal — it's a metered cost that compounds against your upside.
The same cash offer program looks different depending on who's reading the PSA. We write for each audience on their own terms — and keep the methodology identical.
You have one home, one timeline, and one chance to net the right number. We compare the offer, the fees, and the fine print side by side so you can tell certainty from shortfall.
Your seller hears "cash offer" from a friend and calls you Sunday night. Walk them through four real programs, keep the listing conversation open, and earn the referral fee in a Cash Offer Plus deal where it applies.
Program-by-program onboarding, co-branded client deliverables, and a centralized way to route seller leads into the right category. Built for brokerages who want to offer cash offers without becoming an iBuyer.
The category is young, the marketing is loud, and the fine print moves. Here's what a cash offer is — and four things it isn't.
No. A 2026 ListWithClever study found 72% of iBuyer sellers received a final offer below the initial quote after inspection. A cash offer is a speed-and-certainty product — the price is the price of that certainty.
No. An iBuyer takes title on Day 10. A Cash Offer Plus program takes 85% to you and lists the home for the upside. A power buyer doesn't buy your house at all — it funds your next one. Different products, different math.
No. Programs stack service fees with carrying fees, condition credits, commission holdbacks, and resale-transaction fees. The FTC's $62M Opendoor settlement in 2022 was specifically about net-proceeds disclosure. Read the PSA — especially the fee schedule on the last page.
No. Most programs have hard cutoffs by state, price band, lot size, condition, age of roof, and HOA type. "Eligible for a quote" and "eligible to close" are not the same thing — our reviews flag where programs decline after appraisal.
Three years of regulatory action, new product launches, and seller backlash have turned a marketing promise into a disclosed, comparable product. The transparency window is open. We built this site to use it.
The FTC's $62M 2022 Opendoor settlement set a disclosure floor the whole category has had to rise to. Net-of-fees math is now written into PSAs — even where the marketing still hides it.
Advance-plus-upside products — Zoom Casa, Opendoor Cash Plus, QuickBuy, Homeward — now outnumber pure iBuyer SKUs. Sellers who would have rejected a headline iBuyer offer are saying yes to a structured advance.
Homeowners with a 3% mortgage don't want to list — but they will move if the math is clean and the timeline is short. Cash offer programs meet that demand. The volume is no longer experimental.
Submitting-agent referral fees, co-branded PSAs, and buy-side conversion tools have reframed cash offers from a disintermediation risk to a retention tool. The programs that worked with agents survived; the ones that didn't, pivoted.
A comparison site is only useful at the moment the seller is actually choosing. CashOfferComparison is built to live inside the listing appointment, the offer review, and the PSA read-through — with calculators, side-by-side breakdowns, and language the seller can take with them.
Run a side-by-side of four cash offer programs against a traditional listing on the seller's actual address. The CMA isn't replaced — it's given the missing comparison column.
Plug the quoted offer into the calculator, apply the stated program and carrying fees, and see net proceeds after the full fee waterfall. The seller reads one page, not twenty.
Our eight-point PSA checklist — from the upside waterfall to the inspection-credit clause to the resale-agent paragraph — is the same checklist every review on this site is written against.
Save the comparison, email it to the seller, or push the PDF into the MLS file. Every number we show has the source next to it — so the seller's decision survives scrutiny from family, accountant, and lender.
If you work with sellers who are receiving cash offers, we'd rather you use this site inside your workflow than around it. Our comparisons, calculators, and PSA checklist are free to embed in a client-facing deliverable — and our methodology is published so nothing in it is a black box. We don't take referral fees for placement. We do accept editorial feedback.
Work With UsNo calls, no brokers, no lead auction. Enter your situation, pick the programs that actually fit, and download the side-by-side — or request a free matched comparison and we'll email you the full breakdown within one business day.
ZIP, estimated value band, and timeline. One form, thirty seconds. Nothing leaves our database as a sellable lead.
iBuyer, Cash Offer Plus, trade-up bridge, power-buyer — we map your situation to the category that actually fits, then shortlist the three programs inside that category with the strongest net proceeds math for your state and price band.
Upfront advance, full fee stack, state availability, agent-choice rules, and our editorial rating — formatted as a PDF you can take to your real estate agent or attorney before you sign a PSA.
Tell us where the home is, roughly what it's worth, and how soon you need to close. We'll return a side-by-side of the cash offer programs that actually serve your ZIP and price band — with fees, timelines, and a net-proceeds number.
Free. No referral fees. No lead sales. Editorial only.