We Buy Houses Fresno — How to Tell the Good Ones From the Bad Ones

Search "we buy houses Fresno" and you'll find dozens of companies, websites, and phone numbers all promising fast cash, no repairs, and a close in 7 days. Some of them will deliver exactly that. Others will waste your time, lowball you, or — in the worst cases — assign your contract to a third party for a fee you never agreed to.

Here's exactly how to tell the difference.

The 4 Types of "Cash Buyers" in Fresno

Not everyone who says "we buy houses" is actually buying your house. Here's the landscape:

1. Direct End Buyers (The Good Ones)

These companies purchase homes with their own funds and close the transaction themselves. They take on the renovation risk and profit from the resale. Examples: Alder Heritage Homes, Osborne Homes, some local investors. These are the buyers you want.

2. Wholesalers (The Ones to Watch Out For)

Wholesalers put your home under contract and then sell that contract to a real buyer for an assignment fee — often $10,000–$50,000 — without disclosing it to you. They don't use their own money. They don't close the deal themselves. California law requires disclosure of this, but enforcement is inconsistent.

Red flag: If the purchase contract has an "and/or assigns" clause after the buyer's name, you may be dealing with a wholesaler.

3. Lead Generation Sites

Many "we buy houses" websites are actually lead generation platforms that collect your information and sell it to multiple buyers. You'll get calls from 5–10 different people within hours. Not necessarily bad — but know what you're signing up for.

4. iBuyers (Opendoor, Offerpad)

Large tech-enabled buyers that use algorithms to price homes. They typically offer closer to market value but charge service fees of 5–8%. Best for homes in good condition that don't need major repairs.

5 Questions That Separate Real Buyers From Wholesalers

1. "Are you the end buyer, or will you assign this contract?" A real buyer says yes. A wholesaler deflects.
2. "Can you show me the comparable sales behind your offer?" A real buyer can. A wholesaler often can't.
3. "Does your purchase contract have an 'and/or assigns' clause?" If yes, ask why.
4. "How many homes have you closed in Fresno in the last 12 months?" Real buyers have a track record.
5. "Can I have 48 hours to review the contract with my attorney?" Real buyers say yes. High-pressure tactics are a red flag.

The Alder Heritage Homes Difference

We're a licensed California real estate company based in the Central Valley. We buy homes with our own funds, provide a full Broker Opinion of Value with every offer, and have completed 100+ transactions in Fresno County. We don't wholesale, we don't assign contracts, and we don't pressure sellers.