The 8 Best We Buy Houses Companies in Denver for 2026
You've owned the duplex for eleven years. One side pays on time. The other tenant hasn't paid since spring, the water heater just failed, and you're tired of being the landlord. Listing it would mean an eviction first, then repairs, then showings.
A cash buyer can skip most of that, but only if the terms hold up on paper. This ranking reads past the reviews and star badges that fill most best we buy houses companies Denver reviews pages. It looks at what each buyer actually commits to in writing. LVN Real Estate, a Denver buyer that calls itself veteran-owned and takes tenant-occupied rentals, leads the list.
The Yardstick Used Here
Every company was measured against what its own site states and what its BBB profile shows. The focus was on terms you can hold a buyer to: closing costs, earnest money, assignment and who pays for what. Offer amounts weren't compared. Each buyer prices from your home's condition, and none can do that from a website.
Who Covers What, in Their Own Words
| Company | Closing costs | Assignment |
|---|
| LVN Real Estate | "Often" pays them | Not addressed; ask in writing |
| Seth Buys Houses | Covers them (FAQ says "often") | Not addressed |
| VanWest Homebuyers | All except the title insurance policy (FAQ) | Not addressed |
| First Integrity Home Buyers | Not available | Not available |
| The Buy-Out Company | All, except normal tax proration | "We Don't Assign the Contract" |
| We Buy Houses in Denver | All (FAQ says "usually") | Says it doesn't assign |
| New Era Home Buyers | Standard costs, title and escrow included | Not addressed |
| We Buy Houses | Set by whichever investor calls | Shares your details with investors |
Ranked for 2026
1. LVN Real Estate
LVN Real Estate buys rentals as they are, occupied or vacant, licensed or not. Its BBB file shows a 2015 start under owner Kyle Doney, and the BBB has accredited LVN since 2017, with an A+ grade. The company describes itself as veteran-owned. It buys with its own cash, then fixes and resells homes or keeps them as rentals. Sellers pay no commission or fees, and LVN often picks up the closing costs.
That matters for landlords. You don't have to clear the tenants or fix the unit first, and you can close in as little as 7 days or on a later date you pick. LVN also takes houses, condos, townhomes and multi-family buildings. Its Google rating sits at 4.4 stars from 78 reviews as of October 2026. Athena Mills had tenants in the home when she sold. On Google, she wrote that "Nate was professional, responsive and he did everything possible to close in a timely manner and meet my needs as well as work with the tenants."
Pros
- Buys rentals with tenants in place
- No commission, no fees, no repairs
- BBB A+, with accreditation since 2017
Cons
- No written stance on assignment, so ask for one
- Earnest money amount isn't published
- Some Google reviewers report a lower price after inspection
2. Seth Buys Houses
Seth runs this company with his wife, Stephanie, and lists a Fort Collins address. He takes tired landlord homes, mobile homes and land. His offer page subtracts repairs, selling costs of about 10 percent and a minimum profit from after-repair value.
Pros
- Shows exactly how he builds an offer
- Will haul heavy items out after the sale
Cons
- Closing cost wording shifts between pages
- No BBB profile found
3. VanWest Homebuyers
VanWest buys homes, townhomes, condos, duplexes and triplexes around Denver. It lists tenant problems among the cases it takes, and it says you can stay rent-free for up to 60 days after closing. One page says it pays the title fee, and another says it pays everything except the title insurance policy.
Pros
- Takes duplexes and triplexes
- Rent-free stay after closing
Cons
- Title insurance wording conflicts
- No owner, address or bbb.org profile found
4. First Integrity Home Buyers
First Integrity's BBB profile names Ed Jalowsky as principal owner and shows a business start in 1999. It's been accredited with an A+ since August 2017. Its site couldn't be reviewed for this list, so its written terms weren't available to compare.
Pros
- Long history on file with the BBB
- Accredited business
Cons
- No terms available to check
- Phone number varies by source
5. The Buy-Out Company
No buyer on this list publishes firmer terms. The Buy-Out Company's homepage lists "$10,000 Earnest Money" and "We Don't Assign the Contract," and it says you pay only the normal tax proration at closing. Its FAQ tells sellers that a buyer who means to close "will have no problem putting up 5-10% as earnest money."
Pros
- Fixed earnest money and a no-assignment pledge
- Buys tenant-occupied homes
Cons
- Buys houses, duplexes, townhomes and condos only
- Site's "Since 2007" doesn't match the BBB's 2010
6. We Buy Houses in Denver
Owner Shaun Martin's company says "we're not assigning your contract to someone else." It buys mobile homes, apartments and vacant lots, and it'll handle "the junk, furniture, old appliances." The BBB lists Martin as owner of Watson Buys too.
Pros
- No-assignment statement on its FAQ
- Takes tenant-occupied homes
Cons
- Closing costs are "all" in one spot and "usually" in another
- Its pages list several different closing windows
7. New Era Home Buyers
Brett Johnson, a licensed Colorado real estate professional, owns New Era. It uses standard Colorado contracts and title companies, and its table lists "No renegotiating after inspection." It buys rentals and multi-family buildings.
Pros
- Published offer formula
- Covers title and escrow, per its FAQ
Cons
- BBB file opened in June 2026, and it isn't accredited
- Mentions a network of local investors
8. We Buy Houses
This national brand is a lead network that hands your form to local investors who pay it a fee, so it never buys a house itself. Each office is "Independently Owned & Operated," so terms depend on who calls.
Pros
- Free to fill out
- Reaches more than one investor
Cons
- No terms of its own to hold anyone to
- Your details go to investors you didn't pick
Paperwork Mistakes to Avoid
Plenty of sellers reading best we buy houses companies Denver reviews stop at the stars and never ask for the terms. Taking a spoken promise is the costliest slip. Get the earnest money amount, the closing cost split and the name of the buyer of record written into the contract itself, where each one can be enforced. Colorado's standard form leaves inspection deadlines blank. A long window gives a buyer time to cut the price or walk, so set a short one. Then put one more question to every buyer, LVN included: what could move the price between signing and closing?
Who Gets the Most From a Cash Buyer?
Landlords with tenants, heirs far from Denver and owners with houses that need major work get the most out of a direct sale. If your place is updated and vacant, a listing might pay more.
FAQs for Denver Sellers
How much earnest money should a cash buyer put down?
It varies from buyer to buyer. The Buy-Out Company publishes $10,000, and Cash 4 Denver Homes says 1 to 2 percent. Ask every buyer for a number in writing.
Can I sell a rental with tenants still living there?
Yes. LVN Real Estate, The Buy-Out Company and We Buy Houses in Denver all say they buy occupied homes.
Is a cash buyer allowed to assign my contract?
Colorado's standard contract says it "IS NOT assignable by Buyer unless otherwise specified." Watch for added terms that change that.
Our Recommendation
Out of the best we buy houses companies Denver reviews will point you to, LVN Real Estate is the one to call first, especially with tenants in place. It's locally owned, veteran-owned by its own account and BBB accredited since 2017. It charges no fees and buys as-is with its own cash. When you're ready, ring 720-259-9274 and ask for its terms in writing.