We checked 42 cash home buyers and programs that appear in Waukesha searches and lists against BBB files, Google reviews, their own terms and Wisconsin law. Four cleared the bar we use across Wisconsin, and each has a Waukesha page on its own site. Two are based in Waukesha County, in Brookfield and New Berlin; none is based in the City of Waukesha.
Looking to sell my house fast in Waukesha? These four scored at least 79.7 of 100, the lowest score on our Wisconsin list, and are ranked by rubric score, not size. CB Home Solutions leads at 88.
Last verified November 1, 2026. Ratings show the Google score, review count and the date we checked it. Timelines and fees are quoted from each company’s own site; “Not stated” means the company does not publish it. Open Details to see published offer methods.
Company stays visibleSwipe metrics →
Company
Seller rating
Best for
Offer speed
Typical close
Seller fees
Buys as-is
Coverage
CB Home Solutions
4.8/5
87 Google reviews · checked Nov 1, 2026
A dated Waukesha ranch or split-level that needs a full update, an inherited house, or a rental with tenants in place, from a seller who wants to see the math
Usually within 24 hours (stated)
As little as 14 days; most Waukesha County sales 21 to 30 (stated)
Pays all closing costs (Waukesha page)
Yes (“We buy homes as-is”)
Waukesha page; based in Oshkosh
Plan B HomeBuyers
4.7/5
43 Google reviews · checked Nov 1, 2026
A Waukesha seller who values the longest clean BBB record in the set, with an inherited, estate or tenant-occupied house
Usually within 24 hours (stated)
As short as seven days (Waukesha page)
“We Pay All Costs!” (Waukesha page)
Yes (“We will buy your home as-is”)
Waukesha page; based in Brookfield, Waukesha County
Cream City Home Buyers
5.0/5
36 Google reviews · checked Nov 1, 2026
A Waukesha house with a cracked foundation or a damp basement, from a seller who wants a worked offer
Decision within a couple of days (stated)
As little as 7 days; 7 to 14 on average (stated)
No commissions or hidden fees; covers closing costs (stated)
Yes (“We buy houses for cash and as-is”)
Waukesha page; based in New Berlin, Waukesha County
Stillwater Properties
4.9/5
34 Google reviews · checked Nov 1, 2026
A Waukesha house with water or storm damage, bad tenants or liens, or an inherited house, from a seller who wants a 7-day option
Within 24 hours (stated)
As little as 7 days (Waukesha page)
“We Pay All Costs!” (Waukesha page)
Yes (“We will take it completely As-Is”)
Waukesha page; based in Beloit
Offer timing, fees, and availability depend on the property and written terms.
Every “we buy houses Waukesha” company below passed both gates, scored at least 79.7 of 100 and has a Waukesha page on its own site. Plan B HomeBuyers (Brookfield) and Cream City Home Buyers (New Berlin) are based in Waukesha County; CB Home Solutions is in Oshkosh and Stillwater Properties in Beloit. Every City of Waukesha address we found belonged to a company that failed a gate or could not be verified. Captain Save-A-Home is held below the ranking with its reason.
CB Home Solutions
Verified
Active Since
2015
Est. Closing
As little as 14 days; most Waukesha County sales 21 to 30*
Est. Offer
Formula published*
Deal Volume
Company-stated only; not verified
*Est. Closing is quoted from the company’s own site. Est. Offer shows a formula only when the company publishes one itself.
CB Home Solutions, LLC, owned by Carter L. Crowley, is a direct cash buyer based in Oshkosh with a Milwaukee office and a BBB business start of June 2015 that matches its site. It names all six Wisconsin property types we track, pays the closing costs in writing and has a clean accredited BBB file. Its Waukesha page walks through a worked offer and tells owners of homes in good shape that they will “almost certainly net more money selling on the open market”. The trade-off: a 14-day floor, an Oshkosh base with no Waukesha office, three different deal counts on its own pages, and its site says its principal is a licensed agent. Ask them this before you sign: “Can you fill in your worked example for my house, line by line, and will CB Home Solutions, LLC be the buyer on the deed, with Carter acting only as the buyer, not as my agent?”
Plan B HomeBuyers
Verified
Active Since
2005
Est. Closing
As short as seven days*
Est. Offer
Not published*
Deal Volume
Not stated
*Est. Closing is quoted from the company’s own site. Est. Offer shows a formula only when the company publishes one itself.
Plan B HomeBuyers, LLC, owned by Brian J. Meidam per BBB, is a direct cash buyer based in Brookfield, in Waukesha County, with a BBB business start of 2005 that matches its Waukesha page. It has the longest BBB accreditation of the four ranked buyers, no complaints, a written 7-day floor and an all-costs line on its Waukesha page. The trade-off: no formula, no mobile-home line, and a second brand on its BBB file with a different Milwaukee address. Ask them this before you sign: “Will Plan B HomeBuyers, LLC take title in its own name, and will “We Pay All Costs” be written into the offer, including the state transfer fee?”
Cream City Home Buyers
Verified
Active Since
2016
Est. Closing
As little as 7 days; 7 to 14 on average (stated)*
Est. Offer
Formula published*
Deal Volume
Company-stated only; not verified
*Est. Closing is quoted from the company’s own site. Est. Offer shows a formula only when the company publishes one itself.
Cream City Home Buyers LLC, owned by Kurt Walker and Christopher Poniewaz per BBB, is a direct cash buyer based in New Berlin, in Waukesha County, with a BBB business start of September 2016. It has one address on every record, a 7-day option, closing costs paid in writing and a full itemized offer on its Waukesha page. Its footer says “We are the direct buyers, meaning we purchase houses As-Is with our own private funds.” The trade-off: the same page shows a second, percentage-based method that does not reconcile with its own profit and cost inputs, a “19+ years” line against a 2016 BBB start, and no mobile-home line. Ask them this before you sign: “Which formula did you use on my house, the itemized one or the 75% one, and can you show me the ARV, repairs and profit in writing?”
Stillwater Properties
Verified
Active Since
2020
Est. Closing
As quickly as 7 days*
Est. Offer
Not published*
Deal Volume
Not stated
*Est. Closing is quoted from the company’s own site. Est. Offer shows a formula only when the company publishes one itself.
Stillwater Properties LLC, owned by Mac and Rebecca Sullivan, is a direct cash buyer based in Beloit with a BBB business start of June 2020. It has one address on all three sources, a 7-day floor with all costs and fees paid in writing, and names five of six Wisconsin property types. The trade-off: one BBB complaint, offer inputs but no formula, a Beloit base about 75 miles from Waukesha, and a Waukesha page whose ZIP list names other cities. Ask them this before you sign: “Have you bought a house in Waukesha, and will Stillwater Properties LLC close in its own name with “We Pay All Costs” written into the offer?”
What could you walk away with?
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Estimated proceeds
Illustrative estimates · Tap a method for costs
Estimated sale price
$422,010
Repairs paid by seller
$0
Agent fees
$0
Other costs
$1,832
Estimated proceeds
$420,179
Estimated sale price
$468,900
Repairs paid by seller
$0
Agent fees
$26,305
Other costs
$2,798
Estimated proceeds
$439,797
Estimated sale price
$521,000
Repairs paid by seller
$40,000
Agent fees
$29,228
Other costs
$4,082
Estimated proceeds
$447,690
Illustrative estimates. Before mortgage payoff, capital gains tax and costs not shown.
Waukesha
The inputs and defaults behind your estimate.
Modeled after-repair value
$521,000
As-is value ÷ 0.90 · scenario estimate; starting benchmark $521,000 (Waukesha County median home price, residential sales · Wisconsin REALTORS Association, Sep 2026)
As-is market value
$468,900
Default: 90% of reference benchmark · adjustable
Repair budget
$40,000
Your input · adjustable
Agent commission
5.61%
Listing assumption · negotiable, not a mandated rate
State real estate transfer fee
$3.00 / $1,000
$3 per $1,000 of value (30¢ per $100 or part); by law the seller pays it (Wis. Stat. 77.22)
Carrying costs
$564 / month
Waukesha County median taxes paid $4,397 (ACS 2024) + Waukesha insurance $2,375 (NerdWallet), excluding mortgage
Selling a Waukesha home for cash means a state transfer fee the seller pays by law, older houses near downtown where the foundation and basement drive the offer, and a written notice from any buyer that plans to assign your contract. Two of the four ranked buyers are based in Waukesha County.
How much do cash buyers pay in Waukesha?
Two of the four ranked buyers walk through their math on their Waukesha pages. CB Home Solutions shows a typical Waukesha split-level worth $285,000 after repairs, less $65,000 of renovation, $8,000 of holding costs, $22,000 of selling costs and a $30,000 margin, for an offer of about $160,000. It publishes no percentage.
Cream City Home Buyers shows an itemized offer of $173,500 on a house worth $315,000 after repairs. Its FAQ on the same page shows a second method: 75% of a $300,000 value, minus $40,000 of repairs, for $185,000. The page does not say which method applies to a given house, so ask.
Plan B HomeBuyers and Stillwater Properties name their inputs, such as location, repairs and recent sales, but publish no formula. Many investors screen deals with the 70% rule, a rule of thumb, not a measured Waukesha offer.
Compare net to net, never a cash price against a listing net. A cash sale saves the commission, but you still pay the state transfer fee and may pay the owner’s title policy, depending on your contract.
The purchase price and every deduction from it
Transfer fee: $3 per $1,000 of price ($1,563 at a $521,000 price), and by law the seller pays it, per the Department of Revenue. Waukesha County’s Register of Deeds rounds the price up to the nearest hundred dollars before it applies the fee. Our calculator and worked example round up to the next $500 instead, which gives the same $1,563 at this price. We found no Waukesha County or City of Waukesha transfer tax on top
The owner’s title policy: the 2011 edition of the standard Wisconsin offer form (WB-11) puts it on the seller, and the form is under review; check your contract
The closing date, and what lets the buyer reprice or walk away
How the Waukesha market affects a cash sale
Waukesha County prices are rising faster than the state’s, and the City of Waukesha’s homes are valued well below the county’s. Each figure below names its source and period.
The Waukesha County median residential sale price was $521,000 in September 2026, up 6.3% from $489,900 a year earlier, per the Wisconsin REALTORS Association.
In the same report, Waukesha County recorded 451 sales and 3.3 months of supply, and homes sold averaged 58 days on market.
Waukesha County listings spent a median 37 days on market in September 2026, against 35 a year earlier, per Realtor.com data.
Realtor.com also counted 1,067 active listings in Waukesha County in September 2026, against 994 a year earlier (FRED).
The 2024 American Community Survey puts the median home value at $347,300 in the City of Waukesha and $435,300 in Waukesha County.
All-cash purchases were 22.4% of Milwaukee-metro sales from January to April 2026, per Realtor.com; that is a metro figure, and we found no published all-cash share for Waukesha alone.
Waukesha traps that change the deal
Older housing near downtown, a large rental share, a past city-water problem and recording fraud shape what a Waukesha cash buyer will pay and how you protect the sale.
Older homes: about half of the City of Waukesha’s homes were built before 1980, and in the 53186 ZIP around downtown nearly one in five predates 1940, per the American Community Survey. Foundations, original mechanicals and basement water drive a cash offer on older houses. If yours is sound and updated, listing usually nets more.
City water history: Waukesha’s city water used to come from deep wells with high radium levels. Under a DNR approval, the city switched to Lake Michigan water in 2023 (DNR). This is history for city water customers, not a current defect. A house on a private well outside the city system is a different question; ask for any well test.
Tenants: four in ten City of Waukesha homes are rented, per the 2024 American Community Survey. A sale does not end a Wisconsin lease; the buyer takes over every lease and deposit, so list them in the contract (state landlord-tenant guide).
Mobile and manufactured homes: of the four ranked buyers, only CB Home Solutions names mobile homes on its pages, and Opendoor lists them as not eligible.
Deed fraud: Waukesha County’s Register of Deeds runs a free Recording Notification Service that emails you when a document is recorded on your parcel. Sign up with your tax key. It warns you; it does not stop fraud. If you get an alert you don’t recognize, call the police and a lawyer.
A clearer view of your cash-buyer options.
Explore available offers and review the details at your own pace.
Does Opendoor buy houses in Waukesha?
Yes, according to its own Waukesha page, which says you can close in 21 to 60-plus days. That page publishes no fee percentage, and Opendoor’s eligible home types list mobile and manufactured homes as not eligible. The same page says the seller “customarily” pays the state transfer fee; in Wisconsin the seller owes it by law.
Offerpad, HomeGo, Sundae and Express Homebuyers list no Wisconsin market. HomeVestors operates through franchisees, and its Waukesha page blocked our check. OfferMarket is a marketplace, not a buyer: its Waukesha page says it sends your listing to “our vetted network of local real estate investors and cash buyers”.
Wisconsin’s wholesaler notice
Wisconsin has a wholesaler disclosure law. If a buyer plans to sell its contract on your one- to four-unit home to someone else rather than close itself, it must tell you in writing, no later than when you sign, that it is a “real property wholesaler.” If it does not, you can cancel at any time before closing and keep any deposit it paid. You cannot waive this right, but it ends at closing (Wis. Stat. 710.13).
Wisconsin’s license law can also treat someone who buys and resells many homes as a broker, even when they own the homes; if you are unsure, the Department of Safety and Professional Services takes complaints. Ask every buyer: “Will you close in your own name with your own money, or assign this contract?”
None of the four ranked buyers’ Waukesha pages mentions assignment. Cream City Home Buyers says it buys “with our own private funds”, and CB Home Solutions’ Madison page says it is not a wholesaler. Since August 2025, Wisconsin also bars recording contracts that claim a lien on your home for something other than work on it, like some “cash now for your future listing” deals.
What the seller owes before closing
A cash buyer can speed up the money, but most Wisconsin seller duties still apply in an as-is sale.
Real Estate Condition Report for a one- to four-unit home (Wis. Stat. 709.02); personal representatives and trustees who never lived in the home are exempt. A buyer may waive it in writing, and cash buyers often offer to
Federal lead paint disclosure for homes built before 1978, including as-is cash sales (EPA)
The state transfer fee and its return, which must be filed electronically, per the Department of Revenue
A credit for this year’s property taxes, and payoff of any special assessments or unpaid utility bills the title company finds
Do I need a lawyer to sell my house for cash in Wisconsin?
We found no Wisconsin law that requires one. Most Wisconsin sales close at a title company. A lawyer is worth hiring for an estate, a foreclosure, a land contract or a contract the buyer wrote.
A straightforward cash sale has no cooling-off period. Wisconsin’s cancellation rights apply to foreclosure-rescue deals: five business days for a sale with a lease-back or buy-back during foreclosure (Wis. Stat. 846.40) and three business days for a contract with someone you pay to stop a foreclosure (846.45).
Foreclosure in Wisconsin
Wisconsin lenders must foreclose through the courts. After the judgment, the law sets a waiting period before the sheriff’s sale. For most owner-occupied homes with a mortgage signed since April 27, 2016, that is 6 months, or 3 months if the lender gives up the right to sue you for any shortfall; older mortgages get 12 or 6 months (Wis. Stat. 846.10). You can still pay off the debt or sell the house at any time before the sale (846.13). Once a judge confirms the sale, that right is gone.
If a court finds the home abandoned, the sale can happen as soon as five weeks after judgment (846.102). If a buyer offers to take your deed during a foreclosure and let you rent or buy it back, the contract must be in writing, the buyer cannot have you sign a deed until your five-day cancellation period ends, and if you don’t get the house back the buyer must pay you at least 82% of its fair market value.
Property types that change the deal
Inherited homes, tax foreclosure, tenants and manufactured homes shape what a Wisconsin cash buyer will pay and how fast it can close.
Inherited homes: if the Wisconsin estate subject to probate is worth $50,000 or less, an heir can transfer the house with a Transfer by Affidavit, given to the other heirs at least 30 days before recording. If the home passed by a transfer-on-death deed, the beneficiary records a short form with the register of deeds. Since December 2025, a transfer-on-death deed can only be cancelled by a recorded document.
Tax foreclosure: a county can usually start foreclosure about two years after a tax certificate is issued, and you have at least eight weeks to pay once it files. Since 2024 the county must also let a former owner of an owner-occupied single-family home buy it back first. If the county sells the home for more than you owed, it sends you the surplus; claim it within a year or it goes to unclaimed funds.
Tenants: a sale does not end a lease, and the buyer takes over its terms until it runs out (Wis. Stat. 704.09, per the state landlord-tenant guide). Put how deposits are handled at closing in the contract.
Manufactured homes: a mobile or manufactured home usually has a state title from the Department of Safety and Professional Services, like a car. Check whether the title was surrendered and the home recorded as part of the land; if not, the land and the home transfer separately.
When a cash sale is the wrong call
A cash sale wins when time, condition or certainty matter more than price, and loses when you can wait. In our worked example, a Waukesha County home worth $521,000 after repairs (the Wisconsin REALTORS Association’s Waukesha County median, September 2026) and needing $40,000 of work (our assumption) nets about $323,200 from a 70%-formula cash offer after about a month, $450,900 from listing as-is at $481,000 after about 3 months, and $447,400 from renovating and selling at $521,000 after about 5 months. Each column pays the state transfer fee and costs of $564 a month (Waukesha County median taxes paid from the 2024 American Community Survey plus NerdWallet’s March 2026 Waukesha sample insurance quote). The listing paths also pay a 5.61% commission (Clever survey, August 2026, a Midwest regional sample).
The gap between listing as-is and the cash offer, about $127,700, is the price of speed in this example. It leaves out the owner’s title policy, the title company’s fee, recording fees and prorated taxes. The county median mixes homes in every condition, City of Waukesha homes are valued well below it, and the 70% figure is an investor rule of thumb, not a measured Waukesha offer. The calculator above sets the as-is price at 90% of the median and the cash price at 90% of that, and times its listing paths from the 37-day county median days on market, so its default figures differ from this example.
Cash tends to win for a foundation or basement-water problem you cannot fund, back taxes, an inherited house, a mobile home or a tenant you cannot remove. It tends to lose for a move-in-ready house when you can wait a few months.
Deed fraud in Wisconsin and where to report it
Several Wisconsin counties will email or text you when a document is recorded on your property. Waukesha County calls its free service the Recording Notification Service, and Dane County calls its service Property Fraud Alert. These alerts only warn you after something is recorded; they don’t stop it. If you get an alert you don’t recognize, call the police and a lawyer; a forged deed has to be undone by a court order.
Deeds: check the county register of deeds and tax listing to see whether the company takes title in its own name
Explore buyers in your city
Explore local information for major Waukesha cities.
BrookfieldGuide coming soon
New BerlinGuide coming soon
PewaukeeGuide coming soon
OconomowocGuide coming soon
Menomonee FallsGuide coming soon
MuskegoGuide coming soon
SussexGuide coming soon
MukwonagoGuide coming soon
Common questions
Our methodology
Every ranked company passed two pass/fail gates, says on its own site that it buys in Waukesha, and scored at least 79.7 of 100, the lowest score on our Wisconsin list. We rank by score, not size or location, rank fewer rather than lower the bar, and publish every company that did not make the list.
Gate 1 (pass/fail): a named legal entity on the company’s site or BBB file
Gate 2 (pass/fail): a physical address on at least two of site, BBB and Google, with no conflicting address
Founding date, 15 points: 15 for a third-party date with no conflicting claim, 7.5 when the company claims an older history than the record, 0 with no third-party date
Reviews, 20 points: Google count of 100+ earns 20, 30 to 99 earns 15, 10 to 29 earns 10, under 10 earns 0
BBB file, 15 points: 15 for A+ and accredited, 10 for A+ not accredited, 5 for Not Rated or a lower letter grade, 0 for no BBB file, minus 2 per complaint in three years
Closing timeline and fees in writing, 15 points: 15 for a day count plus a fee policy, 10 without a day count, 7.5 for only one of the two, 0 for neither
Offer method, 15 points: 15 for a formula or worked example, 8 for named inputs, 3 for “fair offer” only, 0 for nothing
Wisconsin property types, 20 points: the share of six named on the company’s own pages (foundation, basement-water or structural damage; inherited or probate; tenant-occupied, including duplexes; liens or back taxes; fire or water damage; mobile or manufactured homes)
Location is not scored: a buyer based elsewhere in Wisconsin ranks if its own site says it buys in Waukesha and it clears the bar. A “Waukesha County” line alone does not count as naming the city
No company paid to be included or ranked. A company whose own site makes a trust or business-model claim contradicted by a third-party record or its own text is held until resolved. Google ratings were pulled on November 1, 2026; deal volumes are company-stated and were not matched to deed records. Each buyer keeps the score it has on our Wisconsin page. CB Home Solutions’ Waukesha page now walks through a worked offer example, which we print as a record; its score stays at 88 until our Wisconsin page is next reviewed. We did not search Department of Financial Institutions records, licenses or court records for this update, so “no complaints” means none in the BBB file.
The buyers we checked and did not rank
38 companies and programs did not make the list, most for a reason you can check in two minutes. We state the record conflict, never a motive.
Captain Save-A-Home (Milwaukee)Held. Its blog calls it one of Southeast Wisconsin’s “property buyers and wholesalers”; its other site says it buys, repairs and markets homes with its own cash. It has a Waukesha page and 102 Google reviews (Maps data, Sep 26, 2026), and would score 86.3.
Prime Home Solutions USA (Grafton), Atticus Home Buyers (Milwaukee)Passed both gates but scored at most 66.3 and 57.2, below our Wisconsin bar of 79.7. Both have Waukesha pages. Atticus’s Waukesha page says it is based “right here in Waukesha”; the only address on that page is in Milwaukee.
EasyBuyWI (Waukesha)No legal entity named on its site and no BBB file found. It lists a suite at 137 Wisconsin Ave in Waukesha and has 42 Google reviews (checked Nov 1, 2026); it would need to be scored if it names its LLC.
SoPro Real Estate Solutions, Cash House Buyer WI, Sell My House Fast Waukesha, Sell Your House Fast Wisconsin, XL Property BuyersNo legal entity found on the company’s own site or a BBB file. Each has a Waukesha page; their deal counts are company-stated and were not checked.
Metro Milwaukee Home Buyer, Sell Now Wisconsin, Vivid Properties, Good Land Home BuyersAddress conflict: their site, BBB file or Google listing give different street addresses or suites. Each has a Waukesha page.
Sell My House Fast Wisconsin, Fair Deal Home Buyers, Josh and Annie Buy Houses, Cage Home Buyers, Luxe Haven WIUnverified: their sites blocked our check, did not load or returned no readable text, so we could not read a first-party Waukesha claim or terms.
iBuyWI, Fast Selling SolutionsRanked on our Wisconsin page, but no page on either site names Waukesha, so they are out of market for this page.
414 HomeBuyers, House4cash Group, Laurel Buys Houses, Wisconsin House BuyersNo Waukesha page found on their own sites. 414 HomeBuyers also lists no street address, and Wisconsin House Buyers is held on our Wisconsin page over its BBB accreditation claim.
Offerpad, Sundae, HomeGo, Express HomebuyersNational platforms; covered in our Opendoor section. None lists a Wisconsin market.
HomeVestors (We Buy Ugly Houses), Joe Homebuyer, WeBuyHouses.comFranchise systems and a network; HomeVestors’ and We Buy Ugly Houses’ Waukesha pages and Joe Homebuyer’s locations page blocked our check.
OfferMarket, sellmyhousefast.comNot buyers: a marketplace that sends your listing to investors, and a site that says it does not purchase properties directly.
Clever Offers, HomeLight Simple Sale, Houzeo Cash Offers, iBuyer.comPublishers’ own offer programs that rank themselves; not buyers.
OpendoorA national iBuyer, covered separately in our guide above rather than ranked.
