New England Home Partners
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Know your buyer

Who's actually buying your house?

Every yard sign and postcard says the same thing: we buy houses for cash. But the companies behind them work in very different ways — and the differences decide how safe your sale is.

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No fees, no repairs, no obligation — it takes under a minute.

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Companies that advertise "we buy houses for cash" in Massachusetts fall into four groups: direct cash buyers who purchase with their own funds, wholesalers who put your house under contract and then sell that contract to someone else, iBuyers that make algorithm-driven offers minus a service charge, and national franchises or licensed brands whose local operator is an independent business. Knowing which one you are talking to — before you sign — is the single best way to protect your sale.

The four kinds of "we buy houses" companies

1. Direct cash buyers (what we are)

A direct cash buyer purchases your house itself, with its own money, and takes title at closing. It earns its return by renovating and reselling (or renting) the property afterward. Because there is no lender, no end-buyer to find, and no middle layer, the offer you accept is the deal that closes. New England Home Partners works this way: we are the buyer on the contract and on the deed. The honest trade-off of any direct cash sale is price — a fair cash offer is below full retail, in exchange for speed, certainty, and zero fees. We explain the exact math in how cash buyers calculate their offers.

2. Wholesalers

A wholesaler does not buy your house. They sign a purchase contract with you, then sell that contract to an investor for an assignment fee — often $5,000 to $20,000 or more — before closing. Your sale only happens if they find an end buyer in time. Wholesaling is legal, and some wholesalers do close deals, but many sellers never realize the person at their kitchen table has no intention (and often no ability) to buy the house themselves.

3. iBuyers

iBuyers such as Opendoor and Offerpad are technology companies that make fast, data-driven offers on relatively market-ready homes, charge a service fee (Offerpad's own FAQ states 5%), and adjust the final number after an assessment of the property. They are built for convenience on houses that need little work — not for probate tangles, fire damage, hoarding, or a house full of deferred maintenance.

4. Franchises and licensed brands

With networks like HomeVestors ("We Buy Ugly Houses") and WeBuyHouses.com, the national name is real, but the party buying your house is an independent local business that pays to operate under the brand. Quality and conduct vary by operator, and the brand's franchise or license fees are part of the local buyer's cost of doing business.

Side by side

The four models at a glance

What actually differs: who takes title, whose money closes the deal, and what can change between handshake and closing.

Factor Direct cash buyere.g. New England Home Partners Wholesaler iBuyer Franchise / licensed brand
Who ends up buying The company itself, on the deed An investor they sell your contract to The iBuyer company An independent local operator
Whose money closes The buyer's own funds The end investor's — if one is found Corporate funds The local operator's funds or financing
Fees to you $0 — offer is what you receive None stated, but the assignment fee comes out of your price Service fee (Offerpad states 5%) plus adjustments Typically none; varies by operator
Can the deal change after you sign? No — the accepted offer closes Yes — dies or gets renegotiated if no end buyer Yes — final offer adjusted after assessment Depends on the operator
Best fit As-is, distressed, probate, or deadline sales Sellers comfortable with contract risk Near-market-ready homes in covered metros Varies with the local operator

How to tell if a "cash buyer" is actually a wholesaler

None of these signs is proof on its own, but two or three together tell you the person across the table is planning to sell your contract, not buy your house:

  • "And/or assigns" after the buyer's name on the purchase contract — the assignment clause is the wholesaler's whole business model.
  • A tiny or refundable deposit — $100–$1,000 down means they lose almost nothing by walking away.
  • A long "inspection" or "due diligence" window — time they need to shop your contract to investors, with the right to cancel if nobody bites.
  • No proof of funds — they can't show the money because it isn't theirs.
  • Strangers visiting before closing — asking to bring "partners," "contractors," or run showings usually means marketing your contract to end buyers.
  • Your phone lights up after one inquiry — some lead companies resell your information to lists of investors rather than buying anything.

Six questions to ask anyone making you a cash offer

  1. Are you the buyer who will be on the deed at closing, or can this contract be assigned?
  2. Can you show me proof of funds today?
  3. How much is the deposit, and is it non-refundable?
  4. What are the addresses of houses you have bought and closed in this county?
  5. Who pays the closing costs?
  6. Under what circumstances would your offer change before closing?

A direct buyer answers all six without flinching. Here are ours: we are the buyer on the deed, no assignment; proof of funds on request; we have bought 230+ homes; we cover the closing costs; and the offer you accept is the offer we close — see exactly how our process works, or read our plain-language guide to spotting cash-sale scams.

Company guides

Compare the national names

Fact-based guides to the big "we buy houses" brands you'll see advertised in Massachusetts — how each model works, with sources.

HomeVestors / We Buy Ugly Houses

How the national franchise model works, what its franchisees pay the brand, and how a local direct buyer differs.

Read the comparison

Opendoor

What the iBuyer’s service charge and post-assessment deductions mean for a Massachusetts as-is sale.

Read the comparison

Offerpad

Where Offerpad actually operates (Massachusetts is not on its list), its fees, and your local alternatives.

Read the comparison

WeBuyHouses.com

A brand licensed to independent local investors — what that means for who actually shows up at your door.

Read the comparison
FAQ

Common questions about cash home buyers

What does "and/or assigns" mean in a cash offer contract?
It means the person signing the contract can transfer ("assign") it to a different buyer before closing. Wholesalers rely on this language: they lock up your house at one price, then sell the contract to an investor for a fee. If the buyer on your contract is "and/or assigns," the company making you the offer may never intend to buy your house itself.
Is selling to a wholesaler always a bad idea?
Not always — a legitimate wholesaler can produce a real closing. But you carry extra risk: the deal depends on them finding an end buyer, the price they offered you is reduced by their assignment fee, and if no investor bites, the contract can quietly die. If you work with one, insist on a meaningful non-refundable deposit and a firm closing date.
Do iBuyers like Opendoor and Offerpad operate in Massachusetts?
Opendoor advertises cash offers for Massachusetts homes on its website. Offerpad, as of September 2026, lists operations in nine states on its own FAQ — Arizona, Florida, Georgia, Indiana, Nevada, North Carolina, Ohio, South Carolina, and Texas — and Massachusetts is not among them. iBuyers also generally target homes in near-market-ready condition and charge a service fee, so they fit a different seller than a distressed or as-is sale.
How do I know a cash buyer actually has the money?
Ask for proof of funds — a recent bank or account statement showing cash to cover the purchase — before you sign anything. A direct buyer can produce it the same day. A buyer who stalls, offers excuses, or shows you someone else’s funds is telling you the money is not theirs.
Is New England Home Partners a wholesaler?
No. New England Home Partners is a family-owned direct cash buyer and renovator based in Norton, Massachusetts. We buy with our own funds, we are the buyer on the contract and the deed, we do not assign contracts to other investors, and we do not resell your information. We have purchased 230+ homes and hold a 5.0 star rating on Google.

Want the direct-buyer version?

A fair cash offer in 24 hours from the family that actually buys the house — no fees, no assignment clause, no games.

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