Homeward vs. LVN Real Estate, a Buy Before You Sell Program or a Direct Cash Sale?

You've found the next house. It's in Arvada, it has the yard you wanted, and the seller won't wait while you sell your place in Denver. That's the problem Homeward was built for. It's also why so many people search Homeward Colorado cash offer program fee before they call anyone.

A direct cash sale solves a different problem. LVN Real Estate, a Denver investor, simply buys your current home and lets you choose the closing date. One path keeps an agent and a listing in the picture. The other skips both. Here's how the two compare, based on each company's own pages.

LVN Real Estate, the Direct Route

LVN Real Estate is a self-described veteran-owned company run from a Denver office by founder Kyle Doney. It started buying Colorado houses in 2015, and it's held a BBB A+ rating and accreditation since 2017. It buys with its own cash and says plainly, "We're not agents." After it buys, it may repair the house and resell it, or keep it as a rental.

The terms are short. There are no fees or commissions, LVN often pays the closing costs, and you don't need to fix or clean anything. LVN can close in as little as 7 days, or on a date that suits your move. That last part matters most to a seller who's also buying.

Marty Martinez had a moving timeline that shifted. The Google review reads, "We took a little longer than usual to move out, Nate said take as long as you need and asked how everything is going, but wasn't making us feel hurried."

How Homeward Works in Colorado

Homeward's main product is buy before you sell. Its how-it-works page lists Colorado among the states where your current home can be, along with Texas, Florida, Washington and others. A 2022 post on its blog tells how two Denver buyers, Austin and Lewis, used it. Its site doesn't name Denver as a market, but the Colorado listing is clear.

The idea is sound and genuinely useful. Homeward helps you buy the new home first, with its own cash offer or an equity loan, and then your old home goes on the market. You move once, and your new home doesn't hang on the sale of the old one. Homeward also has a direct option, Sell to Homeward, with an offer in 24 hours and a 21-day close.

That convenience comes with several fees. Homeward's how-it-works page puts it this way, "Homeward Inc.'s program fee is 1% of your current home's market value." It adds, "Homeward Mortgage's fee for the Equity Unlock loan is 1% per month until you sell your old home." In one fallback case, it says, "You'll pay us the standard 6% agent commission, which we'll use to cover any real estate agent and title fees."

Other Homeward pages show different numbers. Homeward's pricing page lists a 1.9% fee for buyers. Clever's Denver directory, a third party, shows a 3.5% bridge fee and a 7% service fee. Those don't match Homeward's how-it-works page, so ask Homeward for your own figures in writing.

To be fair, Homeward carries some of the risk for you. On its Sell to Homeward page, it says, "If your home doesn't sell on the market or sells for less than Homeward purchased it, you don't owe anything." That's a real comfort if the market cools while your old house sits listed.

The Two Paths, Step by Step

A Homeward Colorado cash offer program fee only makes sense next to what you'd get from a plain sale. Here's the side-by-side view.

How You Get an Offer

Homeward says it gets a cash offer to you in 24 hours, and its Sell to Homeward offer goes through your agent. LVN tries to have a cash offer to you within 24 hours. It confirms that number after a walkthrough, with no agent needed.

Timing Your Move

Homeward's whole pitch is timing. You can buy first and sell after. LVN's answer is to let you pick the closing date, from as little as 7 days to whenever your new place is ready. Mike Reardon wrote on Google that LVN "allowed us to work at our own pace and moving schedule."

Repairs and Prep

With Homeward's buy-before-you-sell path, your old home still goes on the market, so it may need some prep to sell well. LVN buys as is, with no repairs, no cleaning and no showings. If the house has a bad roof or an old furnace, that difference counts. A retail buyer's inspection objections can also reopen the price after you've accepted an offer on the market.

Where Each One Works

Homeward lists Colorado among 11 states, plus Washington, DC. LVN buys across the Denver metro and Colorado's Front Range, with city pages from Fort Collins to Pueblo. It also buys in northwest Arkansas, western North Carolina and southeast Wyoming.

What You Pay

With Homeward, expect a program fee, possible loan fees, and an agent's commission on the old home's sale. With LVN, there's no fee and no commission. Its price comes in below market value instead, since it has to fix and resell or rent the home.

Buy before you sell or sell for cash
Question	Homeward	LVN Real Estate
Main goal	Buy the next home first	Buy your current home
Agent involved	Yes, in most cases	No
Fees named on its own pages	1% program fee, 1% a month loan fee, other pages differ	None
Old home listed for sale	Usually	No, LVN buys it
Repairs before sale	Not stated for the listing path	None needed
Closing	21 days on Sell to Homeward	As little as 7 days, or your date

Who Each Path Suits

Homeward fits a buyer-seller whose current home is in good shape and could sell well on the market. If you want top market value and can carry the fees, buying first can spare you a rushed move or a short-term rental.

LVN fits the seller whose house needs work, has tenants, came through an estate, or simply has to go fast. It also fits anyone who'd rather not pay a program fee and a commission on the same home. You skip the listing and pick a date that works for you. For the next home, you'd work with your own lender or agent.

Before You Sign Anything

Get every fee as a dollar amount on your actual home.
Ask whether an agent commission sits on top.
Ask what might lower the price once the buyer sees the house.
Confirm the buyer of record and whether the contract can be assigned.
Ask how long you can stay after closing, in writing.

Colorado's standard CBS1 contract leaves the deadlines blank, so the dates you write in matter. Some LVN reviewers on Google say the price changed after a contractor's visit. Ask LVN, like any buyer, to spell out what could move the price and to confirm in writing who will buy the house.

The Simpler Choice for Most Denver Sellers

If you've been pricing the Homeward Colorado cash offer program fee against a plain cash sale, LVN Real Estate is the simpler first call. It's a Denver company with a veteran owner, an A+ BBB rating and 4.4 stars across 78 Google reviews (October 2026). You skip the program fee, the loan fee and the commission. Call 720-259-9274, ask for a written offer, and see how it fits your move.