Comparing Cash Offers
An Offerpad alternative for Inland Empire homeowners.
A lot of people in Riverside and San Bernardino County still type “Offerpad” into a search bar, because the name stuck from a few years ago when they were advertising here. Before anything else on this page, there is one fact you need, and it is the kind of thing a competitor is normally happy to leave you to discover on your own: as of September 2026, Offerpad’s own website does not list a California market. Here is what that means, how their model works if you are reading about it anyway, and how to judge any cash offer — ours included.
Check this yourself before you spend an evening on it.
Offerpad’s own Locations page currently lists 16 metropolitan markets, and their Facts page describes those markets as spanning 9 states — Arizona, Nevada, Texas, Florida, Georgia, North Carolina, South Carolina, Ohio, and Indiana. No California market appears on either page, and offerpad.com/locations/california returns a 404. Their own sell-your-house FAQ points the same direction: the list of minimum days to close is given state by state, and California is not one of the states listed. They do still hold a California real estate broker license (Offerpad Brokerage CA Inc., California DRE #2087915, published on their own site), so this can change — check offerpad.com/locations before you assume either way. We are telling you this instead of letting you fill out a form, because it is the single most useful thing we know about your search.
What Offerpad is — said fairly.
Offerpad is an iBuyer: a company that makes cash offers on houses largely from data you submit online, then resells them. Their own Facts page says the company was founded in 2015, is headquartered in the Greater Phoenix area, and today operates in 16 metropolitan markets covering more than 1,700 cities and towns.
They were genuinely here once. In February 2022 the company announced its launch in the Riverside and San Bernardino markets, describing coverage of more than 70 cities and towns between the two — High Desert cities, Corona, and the city of Riverside among them — with 24-hour cash offers, listing solutions, and access to mortgage and title services. If you remember seeing their name locally, you are not misremembering.
What we are not going to do is speculate about a company’s business decisions, finances, or plans. We do not know why California is not on their current list, and it would be irresponsible for us to guess in public. All we can tell you is what their own website says today, and that if you are an Inland Empire homeowner who needs to sell, an offer from a company that does not list your state is not a thing you can plan around this month.
How an Offerpad cash offer is built, line by line.
This part is worth understanding regardless, because it is how you should read every cash offer you ever receive, including ours. Offerpad publishes their pricing plainly, which we respect: “We charge a simple service fee of 5% for completing our cash offers.” On top of that, their FAQ states that “the seller and buyer each pay their own closing costs (approximately 1% of the purchase price).” Their how-it-works page lists commissions at $0, seller concessions at $0, and repair costs at $0 out of pocket.
So the headline number is not the number. A 5% service fee plus roughly 1% in closing costs comes off the top before anything reaches you. On a $500,000 house that is about $30,000 of the price you were quoted, and none of it is hidden — it is simply not in the number they lead with. Their offers, per their FAQ, expire seven days from the date of the offer.
For comparison, here is our side stated the same way: no commissions, no service fee, and we cover the typical closing costs. That does not make our gross number automatically higher — every real cash offer is discounted against retail, ours included, and that discount is what pays for buying a house with no repairs, no showings, no financing contingency, and a closing date you choose. It does mean the two figures have to be compared as net proceeds, in writing, on the same line. Ask any buyer for the number that actually lands in your account on closing day, and refuse to compare anything else.
The on-site assessment is where an iBuyer number can move.
Offerpad’s process, in their own words, is that “an Offerpad trusted partner will come to your home to perform a free, on-site assessment.” If that assessment turns up needed repairs, their FAQ describes your options: provide a repair credit, make the repairs yourself, or decline — and if you decline, Offerpad may “cancel our contract or decide if we still want to purchase.” They also state that if they cancel the contract, “there is no penalty to either you or us.”
That is a coherent, honestly disclosed model, and for a newer house in good condition it usually resolves quietly. But notice the shape of it: the number you accepted is provisional until someone has looked at the house, and the adjustment travels one direction. If your roof is at the end of its life, the slab has moved, the addition was built without permits, or the plumbing is original 1962 galvanized, that is exactly the kind of house where a data-driven offer and a post-assessment credit can end up far apart.
We do it in the opposite order, and it is the main structural difference between a local buyer and an iBuyer. We walk the property first. The written offer comes after that walkthrough, within 24 hours, with the condition already priced into it. Then there are no price re-trades — the number we agree on is the number you get at closing. That is why telling us up front about the roof, the leak, the tenant who stopped paying, and the permit that never got pulled actually works in your favor: none of it scares us, and disclosing it is what keeps the number still.
- Ask for the net proceeds figure, not the offer price
- Ask whether the price can change after the assessment
- Ask what happens if you decline a repair credit
- Ask who the contracting entity actually is
- Ask for the closing date in writing, not a range
- Ask whether the contract can be assigned to someone else
The houses an iBuyer will not buy — and why that matters here.
Offerpad publishes its exclusions, and read against Inland Empire housing stock the list is instructive. They state they do not buy homes outside their service areas; “manufactured, prefabricated, or mobile homes”; or “homes that are not vacant as of the closing date.” They add that they typically will not buy homes built before 1950, homes on lots larger than 2 acres, homes valued at more than $1 million depending on the market, homes with “significant foundational, structural, or other condition issues,” or homes without clear ownership. To their credit, they do say they consider homes with solar panels, whether leased or owned outright.
Now walk that list through our two counties. Manufactured homes are a large share of the stock in Hemet, San Jacinto, and across the High Desert. Vacant as of closing rules out every tenant-occupied rental in Moreno Valley, Rialto, and Perris where the owner is done being a landlord. Pre-1950 covers the Wood Streets and downtown Riverside, much of Colton, Redlands, Banning, and old-town Upland. Lots over two acres are ordinary out toward Nuevo, Anza, Cherry Valley, Oak Hills, and Lucerne Valley. Foundation and structural problems are the single most common reason a retail sale here collapses. And “clear ownership” is the polite version of the situation every family in the middle of probate or an unresolved heirship is living in.
We buy all of it. Manufactured homes, tenant-occupied rentals with the tenants staying put, pre-war bungalows, acreage, fire and water damage, foundation movement, unpermitted additions, houses full of a lifetime of belongings, houses with a trustee’s sale date already recorded, and houses where the estate is still being sorted out. That is not a boast about scale — a family business is smaller than a national iBuyer in every measurable way. It is a statement about which houses we are willing to underwrite one at a time, by hand, because a person is looking at yours specifically.
Closing dates: 8 to 60 days versus as little as 7.
Offerpad’s how-it-works page invites you to “pick your closing date” anywhere “from 8 to 60 days out,” and their FAQ confirms you can move that date at any point so long as it stays inside the 60 days. Read the fine print on the fast end, though: the minimum-days table in their FAQ is expressed in business days and varies by state — 8 business days in Arizona, Nevada, the Carolinas, and Texas with no HOA, 11 business days in those states when there is an HOA, 14 in Indiana, 15 in Florida, Georgia, and Ohio. Given how many Inland Empire houses built after 1990 sit inside an HOA, the practical floor in that model is more than a week and a half of business days even in the states where it is fastest.
They also publish two conveniences that are genuinely nice: an Extended Stay Program letting you stay in the home up to three days after closing with an agreement and a refundable security deposit, and free local moving services — one 16-foot container, three to four rooms of furniture up to 6,000 pounds, within 80 miles. Note the boundary they state on the move: it works “within any of our service areas.” Every benefit in the iBuyer model is downstream of being in a market they serve.
We write the offer within 24 hours and can close in as little as 7 days through a local title company, or later on your timeline if a slower close is what actually helps — after school lets out, after the probate hearing, after you have found the next place. When there is a date on the calendar that cannot move, that gap is the whole decision. And the honest caveat we put on every page: sometimes nobody can close fast enough, and we would rather tell you that than tie up your house while your deadline runs out.
What to actually do if you came here for an Offerpad offer.
First, check offerpad.com/locations yourself. It takes thirty seconds, it is the authoritative source on their own coverage, and things change. If California has come back onto that list by the time you read this, get their number — genuinely. Comparing offers is how you find out what your house is worth to the cash market, and we tell every seller to get more than one even though it regularly costs us the deal.
Second, be honest with yourself about whether you need a cash sale at all. If the house shows well, you are not under a deadline, and you can handle an open-market stretch of showings, a traditional listing will usually net you more than any cash buyer including us — and if that is your situation, we will say so out loud rather than take the deal. Our Inland Empire market report is refreshed monthly with cited figures for both counties, including how long homes are actually taking to go under contract, and it is a better guide to your odds on the open market than any buyer’s opinion.
Third, if the house has a problem — condition, tenants, timing, probate, a foreclosure date, a lifetime of belongings inside — get local cash offers and compare them on net proceeds, closing date, and whose name is on the contract. One thing you will not find in the iBuyer model at all: on qualifying deals we can structure a profit-share second payment, giving you a shot at an additional amount out of the profit when the house is resold. It is never guaranteed, and we put exactly how it would apply to your house in writing before you commit to anything.
Local Knowledge
A national algorithm cannot price your street. We can.
We buy houses in Riverside and San Bernardino Counties and nowhere else — Riverside, Moreno Valley, Corona, Jurupa Valley, Perris, Hemet, San Jacinto, Menifee, Lake Elsinore, Temecula, Beaumont, Banning, San Bernardino, Fontana, Rialto, Colton, Highland, Redlands, Yucaipa, Ontario, Upland, Chino, and up through Victorville, Hesperia, and Apple Valley to the desert. The person who walks your house is the person who prices it and the person at the closing table, and when escrow hits a lien nobody knew about or an heir who will not sign, you are talking to whoever can decide what to do about it that afternoon.
Common Questions
Answers before you even ask.
Is Roman Home Solutions affiliated with Offerpad?
No. We are an independent, family-owned company that buys houses for cash in Riverside and San Bernardino Counties. We are not affiliated with, endorsed by, or sponsored by Offerpad Solutions Inc. Everything this page says about Offerpad’s markets, fees, process, and exclusions comes from Offerpad’s own published website as of September 2026.
Does Offerpad buy houses in Riverside or San Bernardino County?
Not according to their own website as of September 2026. Offerpad’s Locations page lists 16 metropolitan markets and their Facts page describes those markets as covering 9 states — Arizona, Nevada, Texas, Florida, Georgia, North Carolina, South Carolina, Ohio, and Indiana — with no California market shown, and offerpad.com/locations/california returns a 404. The per-state minimum-closing-days list in their sell-your-house FAQ likewise does not include California. They did announce a Riverside and San Bernardino launch in February 2022, and they still publish a California broker license, so this could change. Check offerpad.com/locations for the current answer.
What does Offerpad charge?
Their FAQ states a service fee of 5% for completing their cash offers, and that the seller and buyer each pay their own closing costs of approximately 1% of the purchase price. Their how-it-works page lists commissions, seller concessions, and out-of-pocket repair costs at $0. So on a $500,000 offer, roughly $30,000 comes off the headline figure before you see proceeds — disclosed, not hidden, but not in the number they lead with either.
Can an Offerpad offer change after they see the house?
Their published process includes a free on-site assessment by an Offerpad trusted partner after you accept. If repairs are identified, their FAQ says you can give a repair credit, do the repairs yourself, or decline — and if you decline, Offerpad may cancel the contract or decide whether it still wants to buy. They also state there is no penalty to either side if they cancel. Our process runs the other way: we walk the house first, then issue the written offer, and there are no price re-trades afterward.
Do you buy the houses Offerpad excludes?
Yes — that is most of what we do. Offerpad publishes that it does not buy manufactured, prefabricated, or mobile homes, or homes that are not vacant at closing, and typically will not buy homes built before 1950, lots over 2 acres, homes with significant foundational or structural issues, or homes without clear ownership. We buy manufactured homes, rentals with tenants still living in them, pre-war houses, acreage, houses with foundation movement and fire or water damage, unpermitted additions, and properties still working through probate.
How fast can you close compared with Offerpad?
Offerpad lets you choose a closing date 8 to 60 days out, with published state minimums expressed in business days that stretch further when an HOA is involved. We deliver a written offer within 24 hours and can close in as little as 7 days through a local title company — or later, on your timeline, if a slower close suits you better. If you are working against a recorded trustee’s sale date, send us the notice and you will get a straight answer about whether we can make your window.
Do you charge a service fee?
No. No service fee, no commissions, no hidden fees, and we cover the typical closing costs. What we do have, like every genuine cash buyer, is an offer priced below retail — that discount is what pays for buying as-is with no repairs, no showings, no financing contingency, and a date you pick. We would rather explain that plainly than dress it up.
Should I get more than one cash offer?
Always, and we say so even when it costs us the deal. Get every offer in writing, compare net proceeds rather than headline prices, confirm the closing date and whether the price can move afterward, and check which legal entity is actually buying and whether the contract can be assigned. A buyer worth selling to will not mind being compared.
Have a different question? Ask us directly — a real person answers.
Whatever is going on with the house, there is a page for it
Comparing an Opendoor offer?
How an iBuyer offer is built line by line, and the long list of houses they will not buy.
We Buy Ugly Houses alternative
The billboard is national; the buyer on your contract is an independent local franchisee.
Sell As-Is / Major Repairs
Foundation movement, fire damage, unpermitted work — priced honestly, fixed by us after closing.
Sell a Rental With Tenants
No vacancy requirement. We buy with the tenants in place and take the tenancy as it is.
The house is in probate
Letters, full versus limited authority, the probate referee, and courtroom overbids explained.
Inland Empire market report
Cited monthly data on prices and days on market before you compare a single offer.
Get a real number from a buyer who is actually here.
Send us the address and tell us what the house is really like. You get a written offer within 24 hours from the family that will be buying it — and if a traditional listing would leave you better off, we will tell you that instead.
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This page is general information for Inland Empire homeowners, not legal, tax, or financial advice. Laws and figures change; always confirm how they apply to your situation with a qualified professional. Roman Home Solutions is not affiliated with, endorsed by, or sponsored by Offerpad Solutions Inc.; “Offerpad” and related marks are trademarks of their owner. Every statement on this page about Offerpad’s markets, fees, process, timelines, and property exclusions is drawn from Offerpad’s own published website (offerpad.com) as of September 2026 and may change at any time — confirm current details directly with Offerpad before making a decision.