This is the Modesto chapter of the California Cash Home Buyer Index. For every company actively marketing cash home purchases to Modesto sellers at capture time, we pulled the California DRE license record, the Secretary of State corporate filing, the BBB file, Google review data, and dated captures of each company's own claims, then scored everything under the same frozen rubric every chapter uses. 12 companies made the scored roster. A company earned its place by claiming Modesto on its own published pages; appearing in somebody else's ranking was never enough.
The finding that shapes this chapter is not about any single company's score. It is that the three public records a seller would naturally check can disagree with each other about the same business, all at once and all currently. One company here is an Active California corporation in good standing with the Secretary of State, holds an A+ accredited rating with the Better Business Bureau, and holds a Department of Real Estate corporation license that expired in April 2024 following a designated officer's license revocation and, before that, an indefinite suspension. Every one of those statements is true, from a different register, on the same day. A seller who checks one source and stops will come away with a materially different picture than a seller who checks three.
The second thread runs through the claims axis. Three of these thirteen companies publish a founding year on their own website that conflicts with the business start date they themselves reported to the BBB, by fifteen years, sixteen years, and six to eight years. One of the three is the company operated by this Index's author, and it takes the same deduction as the other two.
Key findings (2026)
All figures computed from the verified dataset (capture dates and , with the disclosed cross-chapter reuse noted in the comparison table). Every company here markets a cash purchase; if you want the definition first, read what counts as a cash offer.
- For 8 of 12 scored companies, no active DRE license could be verified as linked to the brand. Only Bobby Buys Homes, Fast Home Buyer California, Joe Homebuyer Sacramento and Modesto Home Buyers carry a confirmed license link. Osborne Homes is its own category: a license that exists, is expired, and carries a disciplinary history.
- Osborne Homes, Inc. is the clearest register divergence this Index has documented. The Secretary of State lists the corporation as Active and in good standing. The BBB lists it as A+ and accredited. The DRE lists its corporation license 01903534 as expired in April 2024, after a designated officer's license was revoked and the entity previously served an indefinite suspension under DRE case H-3152-FR. Those are the state's own records, quoted and not characterized. The license axis scores zero and the entity axis scores the maximum, and the row ranks joint fourth carrying both facts.
- 2 of 12 companies publish a founding year that conflicts with their own BBB-reported start date: Frank Buys Houses claims "Since 2000" against a BBB start of 2015, and Fast Home Buyer California pairs "since 2012" with a 2016 license issue date and a 2018 BBB start. A third company carrying the same defect, "Since 2007" against a BBB start of 2023, left the roster on 2026-08-27 for an unrelated reason set out below. Frank Buys Houses' case is the most tightly documented, because its Secretary of State filing date matches its BBB start date exactly, leaving the website as the only outlier.
- Modesto Home Buyers is the mirror image of Osborne Homes and worth reading beside it: an active, verified DRE license and almost nothing else. No corporate filing, no BBB profile, and no review presence could be found behind it. A license on its own is a thin basis for trust, and at 36.0 the score says so.
- 4 of 12 companies have no findable review presence in this market at all, while the top of the table is unusually deep: Joe Homebuyer Sacramento carries 111 reviews, Home Helpers Group 155, and Bobby Buys Homes 103.
- One company was left out of this table on a judgment call worth stating openly. Capitol Buys Houses LLC names Modesto in its Google Business Profile description but nowhere on its own website, which names only Visalia and the Central Valley generally. This Index sources inclusion claims from a company's own website, so it is not scored here. Whether a business's own Google profile text should count is a genuine open question in our methodology, and it is published rather than buried.
- Fast Home Buyer California, the company operated by this Index's author, ranks second at 78.6, the same score it now carries in every chapter of this Index. Its second claims deduction is the tenure conflict this chapter's own research identified before the Index-wide correction was made.
The verified comparison table
| Rank | Company | DRE License | License Status | Entity Formed | Entity Status | BBB | Complaints (3yr) | Index Score | |
|---|---|---|---|---|---|---|---|---|---|
| 1 | Bobby Buys Homes | 01975523 (principal, displayed) | Licensed | 2017 | Active | A+ | 1 | 4.9 (103) | 89.2 |
| 2 | Fast Home Buyer California | 02006033 (principal, displayed) | Licensed | 2017 | Active | A+ | 0 | 5.0 (11) | 78.6 |
| 3 | Home Helpers Group | none verified | n/a | 2013 | Active | A+ | not displayed | 4.9 (155) | 77.7 |
| 4 (tie) | Frank Buys Houses LLC | none verified | n/a | 2015 | Active | A+ | not displayed | 4.8 (19) | 70.4 |
| 4 (tie) | Osborne Homes Inc. | 01903534 (corporation) | Expired 04/2024, scores zero | 2008 | Active | A+ | not displayed | 3.7 (49) | 70.4 |
| 6 | MCB Homes Inc. | none verified | n/a | 2017 | Active | A+ | not displayed | 4.4 (13) | 70.1 |
| 7 | Joe Homebuyer Sacramento | 01817896 (principal broker) | Licensed | none (franchisee unnamed) | n/a | A+ | not displayed | 5.0 (111) | 67.0 |
| 8 | Modesto Home Buyers | 01426717 (principal, displayed) | Licensed | not found | n/a | no profile found | n/a | none found | 36.0 |
| 9 (tie) | HomeVestors / We Buy Ugly Houses | none verified | n/a | none (franchise brand) | n/a | A+ | not displayed | none local | 34.0 |
| 9 (tie) | We Buy Houses Stockton / Westbrook REI | none verified | n/a | 2010 | Suspended, FTB | NR | not displayed | none linked | 34.0 |
| 11 | Cash For Houses CA / Capital House Buyers | none verified | n/a | not identity-confirmed | n/a | no profile found | n/a | 5.0 (9) | 27.5 |
| 12 | Home Buyers Modesto | none verified | n/a | not found | n/a | no profile found | n/a | none found | 20.0 |
Snapshot dates: captures 2026-08-18 and 2026-08-19, with the 2026-08-19 recapture authoritative wherever the two differ; Fast Home Buyer California's claims axis was updated 2026-08-26 under an Index-wide ruling described in its profile. Secretary of State and review figures for several rows are reused from this Index's Sacramento and San Jose chapter captures of the same legal entities and are annotated per cell in the dataset with their source and date; every company's Modesto claim was verified fresh regardless. A complaints figure of 'not displayed' means the BBB profile is confirmed but did not show a numeric three-year count at capture; those rows take the zero-complaint bracket as a disclosed, consistently applied inference rather than an observed zero. The entity column carries three distinct labels and they are not interchangeable: a year with a status is a record we could tie to the operator; 'not found' means the working registry returned nothing, a captured result rather than a gap; 'not identity-confirmed' means a matching-name record exists that nothing independently ties to this operator. 'None verified' in the license column means our searches found no active DRE license we could link to the brand; it does not mean the company is operating illegally (see methodology). Osborne Homes is the one row where a license record exists and still scores zero, for the reasons quoted in its profile. Both the rank-4 and rank-10 ties publish as ties; this Index has no pre-registered tie-break instrument and will not invent one after seeing the scores. Deed and title verification is planned for a future Index update and is not scored in v1. EVIDENCE TIER FOR THE 2026 CYCLE, STATED PLAINLY. The three axes a reader is most likely to want to re-run are ARTIFACT-BACKED: the DRE licence record, the Secretary of State entity record, and each company's own published claims. For those we hold the retained raw page or search result behind the scored cell, so the figure is reproducible rather than merely asserted. The other two axes, BBB and Google reviews, are SUMMARY-BACKED for 2026: they rest on our capture session's dated written record rather than on a retained raw page. THE REASON IS A LIMIT IN OUR OWN TOOLING, NOT ANYTHING ABOUT THE SOURCES AND NOT ANYTHING ABOUT ANY COMPANY. The BBB refuses our scripted requests while serving the same pages normally to a browser, review counts are drawn by JavaScript after the page loads, and we have no way yet to write a browser-rendered page straight to disk. Building that is deferred to the next annual cycle. Until it exists we say which tier each axis sits on rather than let them read as equally solid.
Market context
This chapter has no independent Modesto market-price research pass behind it, and it does not borrow figures from anywhere to fill the gap. Modesto is the Stanislaus County seat in the northern San Joaquin Valley, a market where the cash-buyer field mixes genuinely local operators with Sacramento and Stockton companies working south, and that composition is visible in the table: several rows carry records this Index first captured in other chapters for the same legal entities.
What this chapter can quantify is verifiability rather than price, and the numbers are not flattering to the category. Eight of twelve companies have no license link a seller can check. Four have no review presence at all. One is Active with one state register and expired with another. In a market with that profile, the table above and the free dataset under it are doing the work that a checkable local reputation would do elsewhere.
How we scored
Five axes, 100 points, the same frozen math the Sacramento chapter established: Entity status and longevity 25, License verification 20, BBB record 20, Claims consistency 20, Review record 15. These weights were tuned once, on the Sacramento data, and are now frozen for the annual cycle; this chapter applies them unchanged. Scores publish as numbers out of 100 with fully recomputable math.
Two rules decide the interesting rows here. First, a license record that exists but is not active scores zero on the license axis, and a documented disciplinary history does not become a separate penalty on top of that; the rubric handles it once, cleanly, and the record is quoted in the profile so a reader can weigh it themselves. That rule is why Osborne Homes scores zero on licensing while holding the chapter's strongest entity record. Second, the entity axis scores only when something inside the registry record independently ties it to the operator, which is why one row here reads not identity-confirmed rather than not found: a matching name exists, and nothing in the filing connects it to this business.
One consequence of the frozen math deserves stating alongside it: a confirmed absence and an unconfirmable link both score zero, because the rubric has no way to tell them apart. The labels do that work instead. Every affected row says which one it is in the table and says it again in its profile, and the underlying records are in the downloadable dataset so you can disagree with our reading and still see the same facts.
The complete recomputable math, the identity-linking standards, and every stated limitation:
how we verify DRE licenses, Secretary of State filings, and BBB recordsCompany profiles
Profiles run in Index score order. Each follows the same template: what the records show, what reviewers say, what the company claims against what we could verify, and which seller the company actually fits. Negative findings are quoted from records; we do not characterize beyond them.
1. Bobby Buys Homes, 89.2
What the records show: The most complete package in the chapter. An active DRE license, 01975523, displayed in the site footer with the principal's name attached; an Active California entity, BJP Properties LLC, confirmed through a four-link chain that ends in a county fictitious-business-name filing; and a BBB file that is A+ and accredited, carrying one complaint in three years, the only complaint on any row here. The entity and license records are reused from this Index's Sacramento capture of the same legal entity and are annotated as reused; the Modesto claim was verified fresh.
What reviewers say: 4.9 stars across 103 reviews.
Claims vs records: No deduction. A 24-hour offer promise and a 10 to 14 day cash timeline describe two different steps of one process and do not conflict.
Best fit: A seller who wants every axis to check out, and who is willing to ask about the single BBB complaint rather than assume it away.
2. Fast Home Buyer California, 78.6
Fast Home Buyer California is operated by the author of this Index. It is included because excluding it would make the dataset incomplete, and it is scored by the identical criteria applied to every other company. Every data point in its row comes from the same public records, and the full dataset is downloadable so anyone can check our work.
What the records show: Active DRE salesperson license 02006033, no disciplinary action, displayed with a label on the company's Modesto page, which serves directly with no redirect. The operating entity is Realty Helpers LLC, filed 01/05/2017, Active. BBB A+, accredited. Statewide records, reused from earlier chapters' primary captures and disclosed as such.
What reviewers say: 5.0 stars across 11 consolidated identity-linked reviews, the same statewide count every chapter reports, and the thinnest review base in this chapter's top three.
Claims vs records: Two deductions, and this chapter found the harder one first. A closing-time spread runs across the company's pages, a flat seven-day claim sitting alongside a seven-to-fourteen-day average. Separately, and this is the deduction this chapter's own research identified before the Index corrected itself, the site pairs "since 2012" with its licensing: DRE license 02006033 was issued in 2016 and the company's own BBB profile reports a 2018 business start. That is the same conflict class this chapter documents against Frank Buys Houses, applied to the publisher on the same terms. As of 2026-08-26 every chapter of this Index applies both deductions to this company, which is why the row reads 78.6 everywhere rather than a figure that moved by city.
Modesto operations: Fast Home Buyer California serves Modesto through its own dedicated Modesto page, which is the page this chapter captured and scored.
Best fit: A seller who wants a displayed and verified license and a nine-year Active entity, who has read both deductions above, and who asks directly which founding year and which closing figure are the ones that go in writing.
3. Home Helpers Group, 77.7
What the records show: No DRE license was found for the company or for principal Dean Rogers. The entity is the strongest in this chapter's top three: an Active California LLC filed in 2013, in good standing, with the registered agent recorded as an individual, Dean Rogers, the same principal the company itself names, and a filing date that matches the company's BBB-stated business start to within two days. This Index independently re-confirmed that same filing in two other chapters' captures on 2026-08-26. BBB A+, accredited.
What reviewers say: 4.9 stars across 155 reviews, the largest review base in this chapter.
Claims vs records: No deduction on the Modesto page. The seven-day floor is stated consistently, with no competing figure.
Best fit: A seller who weighs a thirteen-year Active entity tied to a named principal and the chapter's deepest review record, and who accepts that no real estate license exists, which is legal for a buyer purchasing on its own account and means recourse runs through the courts rather than the DRE.
4 (tie). Frank Buys Houses LLC, 70.4
What the records show: No DRE license found. The entity is Active with the maximum entity score, and its filing date is what makes this row's claims finding unusually tight: the Secretary of State's filing date and the company's own BBB-reported business start are the same, which leaves the company's website as the single outlier among three records. BBB A+, accredited.
What reviewers say: 4.8 stars across 19 reviews.
Claims vs records: One deduction. The site claims "Since 2000" while both independent records available for this business, its own BBB start date and its state filing, sit in 2015, a fifteen-year gap. A formation date does not bound what the people behind a company did earlier, so this is not called false; it is a specific published figure that no available record supports, and it takes the same deduction the publisher's own row takes for the same class of conflict.
Best fit: A seller who values an Active entity and a clean BBB file and will ask, plainly, what the year 2000 refers to.
4 (tie). Osborne Homes Inc., 70.4
What the records show: This is the chapter's central row, and it needs all three registers in one paragraph. The Secretary of State lists Osborne Homes, Inc. as an Active California corporation in good standing, the oldest confirmed entity here, and it earns the maximum entity score of 25.0. The Better Business Bureau lists the same business as A+ and accredited. The Department of Real Estate lists its corporation license, 01903534, as expired in April 2024, following the revocation of a designated officer's personal license and, before that, an indefinite suspension of the corporation under case H-3152-FR. All three statements were current on the same capture date. Under this Index's standing ruling, an expired corporate license carrying a documented disciplinary history scores zero on the license axis regardless of corporate status, the same treatment applied in our Orange County, Oakland, Chula Vista, San Bernardino and Bakersfield chapters. We quote the record and characterize nothing beyond it.
What reviewers say: 3.7 stars across 49 reviews, the lowest rating in the chapter on one of its larger review bases.
Claims vs records: No deduction. "As little as 7 days" appears consistently with no competing figure.
Best fit: A seller who will read the DRE file themselves before signing anything, and who understands that an Active corporate registration and a current real estate license are two different things checked at two different agencies. This row ranks joint fourth because a strong record on one axis does not cancel a documented one on another, and a seller should weigh both rather than either alone.
6. MCB Homes Inc., 70.1
What the records show: No DRE license found for the company or for principal Matthew Bristow. The entity is an Active California corporation filed in 2017, with the registered agent recorded as an individual, Matthew Carl Bristow, at the company's own Lodi address, and a BBB-reported business start that matches the state filing date to the day. The registry gives the principal's middle name and the website does not; an absent middle name is not a mismatch and is disclosed rather than smoothed over. BBB A+, accredited.
What reviewers say: 4.4 stars across 13 reviews, a modest but genuine local record and a better one than this company carries in our Elk Grove chapter, where no reviews could be found at all.
Claims vs records: No deduction. The closing language, within a week if not days, is loose but carries no competing numeric figure to conflict with.
Best fit: A seller who values a nine-year Active corporation tied to a named individual, verified the same way in two of this Index's chapters, and who does not need a deep review record to decide.
7. Joe Homebuyer Sacramento, 67.0
What the records show: An active DRE license, 01817896, tied to the local principal broker, though no number is displayed on the captured pages. The entity axis scores zero for a structural reason rather than a gap: this is a franchise location, and neither the franchisor's page nor the local site names the franchisee entity, so there is nothing to look up. BBB A+, accredited. Records reused from this Index's Sacramento capture, with the Modesto claim verified fresh.
What reviewers say: 5.0 stars across 111 reviews, the second-deepest review record in this chapter.
Claims vs records: No deduction. The offer and closing timeframes describe different steps of one process.
Best fit: A seller who wants a licensed local principal and a deep review record, and who asks for the franchisee's legal entity name before signing, because the brand on the sign is not the party on the contract.
8. Modesto Home Buyers, 36.0
What the records show: The inverse of the Osborne row, and worth reading beside it. The license here is real, active, verified and displayed: DRE 01426717, tied to the named principal, earning the maximum license score. Behind it, nothing else could be found. No California entity, no BBB profile, and no review presence. A verified license is a genuine credential and this row gets full credit for it; it is also, on its own, a thin basis for handing someone your house, and the score reflects the four axes where nothing could be checked.
What reviewers say: No review presence found. Scores zero.
Claims vs records: No deduction. No numeric closing-time figure was captured that conflicts with another.
Best fit: A seller who values a verified, displayed license above everything else, and who will ask which legal entity is buying, since none could be found on the state registry.
9 (tie). HomeVestors / We Buy Ugly Houses, 34.0
What the records show: A structural finding rather than a company-specific one. The local operator is a franchisee of a national brand, and the brand is what markets to Modesto, so there is no independently filed California entity under the name a seller actually sees and no DRE license attached to it. The franchisor's own registration is Active but is not the local operator and does not score. BBB A+, accredited, on the national record, reused and disclosed; a national count carries no transaction-volume denominator behind it.
What reviewers say: No local profile found. Scores zero, the same structural absence this Index recorded for the HomeVestors franchise brand in our Sacramento chapter: a national name a seller sees, and a local entity a seller has to ask for.
Claims vs records: No deduction. "As little as three weeks" is internally consistent and, as in every chapter, the only closing claim here measured in weeks rather than days.
Best fit: A seller who wants a nationally known brand and is willing to find out which local franchise entity is actually buying the house. Ask for that name before anything else.
9 (tie). We Buy Houses Stockton / Westbrook REI, 34.0
What the records show: No DRE license found for the company or its principal. The entity, Westbrook REI, Inc., is on file and Suspended by the Franchise Tax Board, double-verified. The entity axis credits its longevity and gives nothing for status, which is why this row carries a partial rather than a zero. BBB carries an NR, not-rated, profile. Records reused from this Index's Sacramento capture, with the Modesto claim verified fresh.
What reviewers say: No brand-linked review profile was found. Scores zero.
Claims vs records: One deduction, carried from the Sacramento capture and reconfirmed present here: an operating-capacity claim the company's own records do not support, alongside an offer to close in as little as seven days.
Best fit: A seller who reads the suspension for themselves first. California law generally makes a suspended corporation's contracts voidable by the other party while the suspension stands, so the first question is which entity signs and what its current status is.
11. Cash For Houses CA / Capital House Buyers, 27.5
What the records show: No DRE license found and no BBB profile found. The entity reads not identity-confirmed rather than not found, and the distinction is the point: a record with a matching name exists, and nothing inside it ties that filing to the people running this business. This Index has now searched this same dual-branded operation across several chapters with consistent results.
What reviewers say: 5.0 stars across 9 reviews.
Claims vs records: No deduction on the captured page. The seven-day floor is stated without a competing figure here, though this same brand carries a documented close-time conflict in two other chapters of this Index.
Best fit: A seller who obtains the full legal entity name in writing and verifies it themselves before any conversation about price.
12. Home Buyers Modesto, 20.0
What the records show: The least verifiable row in the chapter, and one of two here whose brand is built from the city's own name. No DRE license, no California entity on the working registry, no BBB profile, and no review presence. The site discloses no legal entity name anywhere.
What reviewers say: No review presence found. Scores zero.
Claims vs records: No deduction. The page's claims are internally consistent; there is simply very little on it that can be checked against anything.
Best fit: A seller who will not proceed without a legal entity name, a principal's name, and independent verification of both. A city-named brand is a marketing decision, not a local credential.
Who should not sell to a cash buyer
If your house is financeable, market-ready, and you can wait 45 to 60 days, listing it will almost always net you more money. A cash sale trades price for speed and certainty. That trade makes sense in specific situations: probate with liabilities running, foreclosure timelines, major condition problems, tenant situations you cannot resolve, or when carrying costs and stress outweigh the spread. If none of those describe you, talk to an agent before you talk to anyone in the table above, including us.
Red flags we found in this market
Every item below comes from a public record or a dated capture in the downloadable dataset. None of it is characterization; all of it is checkable.
- Three public registers, three different answers about one company.Osborne Homes, Inc. is Active and in good standing with the Secretary of State, A+ and accredited with the BBB, and the holder of a DRE corporation license that expired in April 2024 after a designated officer's license revocation and a prior indefinite suspension. All three were true on the same day. The practical lesson generalizes past this company: corporate good standing is not a license, a BBB grade is not either, and checking one register tells you about that register only.
- Two founding-year claims that their own BBB records do not support.Frank Buys Houses claims "Since 2000" against a BBB start of 2015 and a state filing that matches the BBB date exactly. Fast Home Buyer California, this Index's own publisher, pairs "since 2012" with a 2016 license and a 2018 BBB start. Both took the identical deduction. A third company with the widest gap in the chapter, "Since 2007" against a BBB start of 2023, left the roster on 2026-08-27 for the separate reason below.
- A company that says it will find you a buyer, marketed as a buyer.Priority Home Buyers' Modesto page opens with cash-buyer marketing and then states: "Leveraging our vast network of local real estate investors, we guarantee to find you a willing and able cash home buyer in Modesto CA." Finding a buyer and being a buyer are different services with different economics, and a seller reading the headline may not reach the sentence that says which one is on offer. This Index scores buyers, so the row was removed from the roster on 2026-08-27 rather than scored. Nothing here says the service is not delivered as described; the point is only that a seller should know which service they are being offered before they compare offers.
- Eight of twelve companies with no license link a seller can check.Buying houses for your own account is legal in California without a license, and this Index says so on every page. What a license changes is recourse: licensed operators answer to the DRE, and unlicensed ones answer only to a court.
- A license with nothing behind it.Modesto Home Buyers holds a real, active, displayed DRE license and no findable entity, BBB profile or review record. It is the opposite failure mode from Osborne Homes and it belongs in the same section: one credential, however genuine, is not a substitute for a checkable business.
- A suspended corporation still marketing fast closings.Westbrook REI, Inc. is suspended by the Franchise Tax Board while its material offers closings in as little as seven days. California law generally makes a suspended corporation's contracts voidable by the other party while the suspension stands.
- A company that claims Modesto on Google but not on its own site.Capitol Buys Houses LLC names Modesto in its Google Business Profile description, verified independently, while its own website names only Visalia and the Central Valley in general. This Index sources inclusion claims from the company's own website, so it is not scored in this chapter. We are flagging it rather than omitting it silently, because the standard behind that decision is a genuine open question and a seller who found this company through Google deserves to know why it is absent from the table.
What we did NOT find: no Modesto-specific lawsuit, regulatory action, or formal complaint against any named local operator surfaced in this chapter's research passes beyond what is cited above and in the profiles. That is an absence of evidence in the sources we searched, not a clean bill of health.
Frequently asked questions
How do I check if a Modesto cash buyer is licensed?
Use the California DRE's free public license lookup, search the license number if the company shows one, and confirm the name on the record matches the person or company you are actually dealing with. In this chapter only 4 of 12 companies carry a license link we could verify, and only two display a number on the page serving you. Check the status field, not just whether a record exists: one company here has a corporation license that is on file and expired. If a site shows no number, search the company name and then the owner's name. No result means the DRE has no matching license, which is legal for a company buying on its own account, but it also means your recourse if something goes wrong does not include the DRE.
Do cash buyers in California need a real estate license?
Not to buy houses for their own account. Business and Professions Code 10130-10131 require a license for acting on behalf of another, not for buying as a principal. Enforcement issues arise mainly for wholesalers who market the property itself rather than their contract interest. A pending bill, AB 1850, would require a license for wholesaling and mandate written disclosure; as of this page's publication in August 2026 it remains pending, not law. What licensure changes today is recourse: licensed operators answer to the DRE, and unlicensed ones do not.
How can a company be active with the state and expired with the DRE at the same time?
Because they are two different agencies checking two different things. The Secretary of State records whether a corporation exists and is in good standing on its filings and taxes. The Department of Real Estate records whether a business or person is licensed to act as a real estate broker or salesperson, and it runs its own disciplinary process. A corporation can keep its registration current, and its BBB rating, while its real estate license lapses or is disciplined, which is exactly the situation one company in this chapter is in. If you check only one register you will get only one register's answer. Both lookups are free and both are linked at the bottom of this page.
Why is a company that shows up in Modesto searches missing from your table?
Most likely because its own website does not claim Modesto. This Index only scores companies whose own published pages say they buy in the market being covered. One company here makes that question genuinely close: Capitol Buys Houses LLC names Modesto in its Google Business Profile description, which the business writes itself, while its actual website names only Visalia and the Central Valley generally. We apply the website standard, consistently with every other chapter, so it is not scored here. Whether a self-managed Google profile should count as an own published claim is an open question in our methodology, and we would rather show you the question than quietly resolve it in either direction.
How much less do cash buyers pay than market value in Modesto?
No measured Modesto-specific statistic exists in any source we found, so we will not invent one. As general industry mechanics, investor buyers commonly work from formulas around 70 percent of after-repair value minus repair costs, and iBuyers describe offers closer to market with fees deducted. You are trading price for speed and certainty, and competing offers are how you see the size of your own trade.
Several of these companies also appear in your other chapters. Are the scores just copied?
No. Where a record genuinely does not vary by city, such as a statewide corporate filing, a national BBB file, or a single consolidated review profile, we reuse the earlier capture rather than re-pulling identical data, and every reused cell in the dataset is annotated with its source and capture date. Everything city-specific is captured fresh, including every company's claim to serve this market. This chapter also shows the reverse: MCB Homes carries 13 local reviews here and none at all in our Elk Grove chapter, because review presence is a local fact and is captured locally every time.
Dataset and citation
Download the full Modesto dataset (CSV, free), published under the Creative Commons Attribution 4.0 license (CC BY 4.0): reuse it for any purpose, with attribution. The public dataset carries license, entity, BBB, review, and claims-consistency fields only; it does not publish home addresses or personal contact details captured during verification. Every entity row carries a written finding stating which label applies and why, and every reused cell is annotated with its source and capture date. Dataset version 3.0, reflecting this chapter's own revision history: version 1 was a partial capture, version 2 completed it, and version 3 applies the Index-wide claims correction to the publisher's own row. Capture dates 2026-08-18 and 2026-08-19, with the 2026-08-19 recapture authoritative wherever the two differ; scores computed under the frozen 2026 weights. Next scheduled refresh with the 2027 Index cycle, or sooner if captures exceed 120 days old at publication.
Suggested citation: California Cash Home Buyer Index, Modesto chapter, sellmyhousefastinca.com, 2026. Data from California DRE, California Secretary of State, BBB, and Google, captured August 2026.
Download the Modesto dataset (CSV)License: CC BY 4.0. Primary sources: California DRE public license lookup, California Secretary of State business search, Better Business Bureau, and the AB 1850 bill status at leginfo.legislature.ca.gov.
If your situation calls for a fast sale, we are one of the companies in the table above, and we took two claims deductions under the same rules as everyone else, one of which this chapter's own research found before the rest of the Index caught up to it. We rank second here. If you want to vet us first, good. Start with our row, and check the math in the dataset.