This is the San Bernardino chapter of the California Cash Home Buyer Index. For every company actively marketing cash home purchases to San Bernardino 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. 18 companies made the scored roster, the largest chapter in this Index so far. A company earned a place on that roster only by marketing to San Bernardino on its own published pages; appearing in somebody else's listicle was never enough.
One correction belongs up front, because earlier drafts of this page said the opposite. For most of this chapter's capture window we recorded ten companies as having an unverifiable corporate registration, and we attributed that to a site-wide failure of California's Secretary of State business search. That attribution was wrong, and the error was ours. The state's search was working the entire time. Our tool was filling the search box in a way the state's own page did not register, so the site searched an empty string and returned nothing, which we read as an outage. Once that was found and fixed on 2026-08-25, all ten lookups completed, along with two more we had never attempted. No row on this page is blocked. We are naming the mistake here rather than quietly replacing the numbers, because a reader who saw the earlier framing deserves to know which side the failure was on.
What those lookups returned is a three-way split, and the distinction matters more to a seller than the scores do. Some companies have a registry record we could tie to the operator. Some have no California record at all, searched and confirmed absent. And some have a record with the right name on it that we still could not connect to the people running the business, usually because the only human named in the filing is a commercial registered-agent service. This Index calls those three findings confirmed, not found, and candidate only, and it never collapses them into one another. "We found nothing" and "we found something we could not tie to this operator" are different facts, and the second one is the more useful of the two if you are deciding who to let into your house.
Key findings (2026)
All figures computed from the verified dataset (capture dates through , with the disclosed statewide-record reuse exceptions 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.
- 5 of 18 scored companies carry a verifiable, currently active DRE license link we could tie to the brand: Blue Wave Home Buyers, Fast Home Buyer California, Opendoor, Casey Buys Houses, and SoCal Home Buyers. For 12 companies, our searches returned no matching active license at all. The eighteenth case is its own category and is described in the next finding.
- Osborne Homes is the chapter's one company holding a corporation-level DRE record that does not score. The DRE's status field reads "LICENSED NBA" while the same record's expiration date field reads 04/06/24, more than two years before capture; both designated officers individually carry a revoked (04/24/23) or expired (08/17/19) personal license, and five disciplinary and hearing documents sit on the file. Under this Index's ruling for that pattern the license axis scores zero, the same treatment applied in our Oakland, Chula Vista, and Orange County chapters. Those are the state's own filings, quoted and nothing more.
- Corporate registrations split three ways across the roster, and the labels carry the meaning the scores cannot. Six companies have a California registry record we could tie to the operator and it scores: Blue Wave Home Buyers, Fast Home Buyer California, Opendoor, Osborne Homes, Mrs. Property Solutions, and Casey Buys Houses on a structural not-found that is itself the captured answer. Eight companies returned no California record at all across the searches we ran, several under two separate name formulations. Five companies returned a record carrying the right name that we could not connect to the operator, so their entity axis scores zero and is labeled candidate only: SoCal Home Buyers, Haven Home Buyers, Sellers New Day, Miles Buys Homes, and Cash-4-Homes.
- Four companies sit tied at the bottom of the table, and the tie is a finding rather than a gap. Cash-4-Homes, San Bernardino Home Buyers, Capital House Buyers, and Sell My House Fast San Bernardino each have no DRE license link, no BBB profile we could confirm, and no findable Google Business Profile. Three of the four also have no California entity record at all. The fourth, Cash-4-Homes, has a matching entity name on file whose only listed representative is a commercial agent service, so there is still nobody a seller can independently tie to the business. All four score 20.0 and publish as tied; this Index has no pre-registered tie-break and will not invent one after seeing the scores.
- 109 BBB complaints are on file across the roster for the trailing three years, and 100 of them belong to two national brands: Opendoor with 71 and the HomeVestors franchise network with 29. The other seventeen companies account for nine complaints between them, and all nine sit on just three companies: Osborne Homes with 6, Sellers New Day with 2, and Pat Buys Houses Cash with 1. BBB counts carry no transaction-volume denominator, so a national operator's number is not directly comparable to a local one's, and the split is worth seeing before anyone reads a raw total.
- Two companies marketing to San Bernardino sellers operate out of the same office building at different suites: Priority Home Buyers at 255 N D St Ste 228 and Pat Buys Houses Cash at 255 N D St Ste 200 XXIII. Priority Home Buyers left the scored roster on 2026-08-27 for the reason set out below; Pat Buys Houses Cash remains in the table. No common ownership was confirmed either way, and none is alleged. It is disclosed as an observation because a seller comparing what look like two independent local options is entitled to know they share an address.
- One company this chapter previously scored was removed from the roster on 2026-08-27. Priority Home Buyers markets to San Bernardino sellers as a cash buyer, and its own San Bernardino page says something different: "Leveraging our vast network of local real estate investors, we guarantee to find you a willing and able cash home buyer in San Bernardino CA." A company that finds you a buyer is performing a different service from a company that buys your house, and this Index scores buyers. The same sentence appears on that company's pages in every market where this Index encountered it, so the removal is applied identically in all of them. This is a scope observation about what the company says it does, not a criticism of doing it, and nothing here suggests the service is not delivered as described. The findings this chapter recorded against the company are kept below rather than removed with the row.
- Fast Home Buyer California, the company operated by this Index's author, ranks second at 78.6, behind Blue Wave Home Buyers at 88.6. It ranked first on this chapter's earlier internal working table, and it lost the top position to a competitor when a corporate lookup we had failed to complete was finally run and came back clean for that competitor. We are reporting the rank we actually computed. FHBC is disclosed everywhere it appears and is scored by the identical criteria applied to every other company, including a claims deduction on its own San Bernardino page.
The verified comparison table
| Rank | Company | DRE License | License Status | Entity Formed | Entity Status | BBB | Complaints (3yr) | Index Score | |
|---|---|---|---|---|---|---|---|---|---|
| 1 | Blue Wave Home Buyers | 00911921 (broker, not displayed) | Licensed | 2018 | Active | A+ | 0 | 5.0 (75) | 88.6 |
| 2 | Fast Home Buyer California | 02006033 (principal, displayed) | Licensed | 2017 | Active | A+ | 0 | 5.0 (11) | 78.6 |
| 3 | Opendoor | 02061130 (corporation, displayed) | Licensed | 2017 | Active | A+ | 71 | none local | 76.5 |
| 4 | Casey Buys Houses | 01928498 (principal, displayed) | Licensed | none in CA (license + DBA) | n/a | A+ | 0 | 5.0 (76) | 70.1 |
| 5 | Osborne Homes | 01903534 (corporation) | Expired 04/2024, scores zero | 2008 | Active | A+ | 6 | 3.2 (47) | 69.1 |
| 6 | Mrs. Property Solutions | none verified | n/a | 2017 | Terminated | A+ | 0 | 5.0 (51) | 60.4 |
| 7 | SoCal Home Buyers | 01505854 (principal, displayed) | Licensed | candidate only | Suspended, FTB/SOS | A+ (not accredited) | 0 | 4.8 (46) | 60.0 |
| 8 | Haven Home Buyers | none verified | n/a | candidate only | Active, principal mismatch | A+ | 0 | 5.0 (44) | 52.4 |
| 9 | Sellers New Day | none verified | n/a | candidate only | Terminated | A | 2 | 4.8 (124) | 51.4 |
| 10 | Anya Buys Houses | none verified | n/a | not found | n/a | A+ | 0 | 4.6 (10) | 47.2 |
| 11 | The California Homebuyer | none verified | n/a | not found | n/a | A+ (not accredited) | 0 | 5.0 (14) | 44.8 |
| 12 | HomeVestors / We Buy Ugly Houses | none verified | n/a | none (franchise brand) | n/a | A+ | 29 | 5.0 (10) | 41.8 |
| 13 | Pat Buys Houses Cash | none verified | n/a | not found | n/a | C+ (not accredited) | 1 | 5.0 (7) | 34.8 |
| 14 | Miles Buys Homes | none verified | n/a | candidate only | Active, no agent listed | no profile found | n/a | 5.0 (11) | 28.1 |
| 15 (tie) | Cash-4-Homes (So Cal Residential Homes LLC) | none verified | n/a | candidate only | Active, commercial agent | unconfirmed | n/a | none found | 20.0 |
| 15 (tie) | San Bernardino Home Buyers | none verified | n/a | not found | n/a | no profile found | n/a | none found | 20.0 |
| 15 (tie) | Capital House Buyers | none verified | n/a | not found | n/a | no profile found | n/a | none found | 20.0 |
| 15 (tie) | Sell My House Fast San Bernardino | none verified | n/a | not found | n/a | no profile found | n/a | none found | 20.0 |
Snapshot dates: DRE, BBB, reviews, and claims 2026-08-18, with a reviews and BBB gap-closure pass 2026-08-19 that added one company (Anya Buys Houses) and confirmed four review absences, and a full Secretary of State capture pass 2026-08-25 that closed every outstanding entity lookup in the chapter. Records that do not vary by city are reused from this Index's earlier Riverside, Fresno, and statewide captures and are annotated per cell in the dataset with their source and date. 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 we searched the working state registry and it returned nothing, which is a captured result rather than a gap; where a brand name is generic we ran two separate formulations and kept the full non-matching result sets in the dataset notes so the absence is auditable rather than asserted. "Candidate only" means a filing with a matching name exists but nothing in it independently ties the record to the people operating the business, which in every case on this page means the filing lists a commercial registered-agent company or no agent at all; those rows score zero exactly as a not-found does, and the label is the only thing that tells you why. Earlier drafts of this page carried a fourth label, BLOCKED, on ten rows and attributed it to a site-wide state outage. That was our error, described in the introduction above, and no row carries it now. "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. The four companies tied at rank 16 are published as tied; 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
One roster company publishes its own San Bernardino market data: Opendoor's dedicated San Bernardino market page states a median sale price of $510,000, a year-over-year change of plus 2.0 percent, and a median 69 days on market, all dated as of May 2026 on the page itself. Those are Opendoor's figures, attributed as its own published claims rather than restated as an Index finding. Unlike our Sacramento chapter, this chapter had no independent multi-source market research pass, so no range from other sources is offered here rather than assembled from memory.
A 69-day median on market is the number worth holding beside every closing-time claim in the table above. A legitimate cash purchase typically closes in one to three weeks depending on title condition, and the situations that stretch it (probate paperwork, liens, tenant issues) are the same in San Bernardino as anywhere. That speed has a price, which the FAQ addresses plainly.
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.
The entity axis carries a rule worth stating plainly, because it decides five rows in this chapter and it decided which company ranks first. A registry filing scores only when something inside the record independently ties it to the operator. When the only person named in a filing is an employee of a commercial registered-agent service, the record proves a company paid a filing fee and nothing about who runs it, so the axis scores zero and the row is labeled candidate only. That rule is demanding on purpose, and it costs companies points that a looser reading would give them. SoCal Home Buyers scores zero on this axis despite an exact name match and a licensed principal named on its own website, because the agent on the filing is LegalZoom rather than a person. Blue Wave Home Buyers scores the axis because the agent on its filing is a named individual at the company's own address whose name matches a DRE-licensed broker we had already confirmed in a prior chapter. The rule was written before the scores were seen and it was applied to every row the same way.
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. Blue Wave Home Buyers, 88.6
What the records show: The strongest verified package in the chapter, and the only row where every one of the five axes returned something we could check. Principal Michael Sean Durkin holds an active DRE broker license, 00911921, with no disciplinary action, an identity confirmed three independent ways in our Riverside chapter and reused here. The entity is Blue Wave Investments, Inc., filed 03/16/2018, Active and in good standing on all four of the state's standing fields, 8.4 years. That filing is what moved this row: the registered agent is recorded as an individual, Michael Durkin, at the corporation's own Covina principal address, which is the same surname and city as the licensed broker and the same city the company gives as its base. The company's own San Bernardino page identifies its operator as Blue Wave Investments in its own text, which is what connects the brand to the filing. BBB: A+, accredited, 0 complaints.
The correction that put this row first: This company sat at rank 4 on our internal working table with a zero on the entity axis, and that zero was never a finding about Blue Wave. It was carried forward from a tooling failure in our own Riverside chapter and then compounded by the fill defect described in the introduction. When the lookup was finally run correctly on 2026-08-25 it returned a clean, current, individually-agented corporation, and this row moved from fourth to first, ahead of the company that publishes this Index. We are describing the sequence rather than presenting the result as though it had always been there.
What reviewers say: 5.0 stars across 75 reviews on the identity-linked profile, run from a single Covina office serving the wider region, the same structure this Index has already documented for several statewide operators.
Claims vs records: No deduction. The San Bernardino page's claims are general rather than numeric, and no figure on it conflicts with another figure on it or with any record we pulled.
Best fit: A seller who wants the most independently checkable operation in the chapter: an active broker license, an eight-year corporation in good standing whose filing names a real person rather than an agent service, a clean accredited BBB file, and a 75-review record. The one thing it does not do is display its license number on the page serving you, so ask for it and check it yourself.
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.
The rank change, disclosed: This row ranked first on the working table this chapter was drafted from, and it ranks second here. It did not lose points. A competitor gained them, because a corporate lookup we had wrongly recorded as impossible turned out to be a defect in our own tooling, and running it properly cleared Blue Wave Home Buyers on an axis where it had been scoring zero. The honest version of that sentence is that our own measurement error had been flattering us, and correcting it cost us the top of our own table.
What the records show: The principal holds active DRE salesperson license 02006033, no disciplinary action, displayed with a label on the San Bernardino page. The operating entity is Realty Helpers LLC, filed 01/05/2017, Active, 9.6 years; BBB A+, accredited, 0 complaints. All three are statewide records reused from earlier chapters' primary captures and disclosed as such in the dataset.
What reviewers say: 5.0 stars across 11 consolidated identity-linked reviews, the same statewide count every chapter reports. The small base is this row's honest weak point, and it is a large part of why the row sits below a competitor with 75 reviews despite a displayed license and a clean accredited BBB file.
Claims vs records: One deduction, the same closing-time cluster this company takes in every chapter and stated here the same way: the San Bernardino page carries "Cash Closing Speed: 7 Days" alongside "Average Days to Close: 7-14 days" and a separate 7 to 21 day framing, which is three different answers to one question. It is not softened because the company belongs to the author. A second deduction applies in every chapter of this Index as of 2026-08-26, and it corrects an inconsistency that had been running in our own favour: the site-wide footer reads "Licensed cash home buyers serving all of California since 2012" while DRE license 02006033 was issued in 2016 and the company's own BBB profile reports a 2018 business start. Our Sacramento and Fresno chapters deducted that conflict from the start; several later chapters did not, so the same company was scoring differently by city on identical facts. Every chapter now takes both deductions, which is why this row reads 78.6 across the entire Index.
San Bernardino operations: Fast Home Buyer California serves San Bernardino through its own dedicated San Bernardino page, which is the page this chapter captured and scored.
Best fit: A seller who wants a licensed buyer with a displayed and labeled license number, a nine-year Active entity, and a clean accredited BBB record, and who has read the closing-time deduction above and is willing to ask which of the three figures is the real one.
3. Opendoor, 76.5
What the records show: Opendoor Brokerage Inc. holds corporation DRE license 02061130 in the company's own name, active, no disciplinary action, and displays it site-wide, earning the maximum license score in this chapter. The entity is Active, filed 10/25/2017. BBB: A+, accredited, 71 complaints in three years, the highest count here; BBB counts carry no transaction-volume denominator, so a national operator's count is not directly comparable to a local one's. Statewide records reused and disclosed.
What reviewers say: No identity-linked San Bernardino profile. Searches returned unrelated organizations with similar names, and the review axis scores zero under the local-market rule. This is not a San Bernardino peculiarity: it is the same structural absence we recorded for Opendoor's missing local review profile in our Sacramento chapter, and it has now held in every chapter of this Index without a single exception.
Claims vs records: No deduction. The San Bernardino market page is a genuine dedicated local page publishing its own dated data (median sale price $510,000, year over year plus 2.0 percent, median 69 days on market, as of May 2026 by its own citation), with internally consistent close-time framing of 21 days at the fastest and 21 to 60-plus days on the seller's schedule.
Best fit: A seller who wants a large, brand-level licensed institution with a page built for San Bernardino, does not need a three-week-or-faster close, and does not need a local review record to evaluate. If reading other sellers' experiences matters to you, this row cannot give you that.
4. Casey Buys Houses, 70.1
What the records show: Principal Casey Alexander Tevault holds active DRE salesperson license 01928498, no disciplinary action, displayed on the company's own page, with an identity confirmed four independent ways in our Riverside chapter and reused here. The entity axis scores zero and the reason is structural rather than a gap: this is an individually licensed operator trading under a fictitious business name, so no separate corporate filing exists to find. That not-found is the captured answer, not a failure to look. BBB: A+, accredited, 0 complaints.
What reviewers say: 5.0 stars across 76 reviews, run from a single Diamond Bar office that the company's own page says serves both Riverside and San Bernardino Counties.
Claims vs records: No deduction. "Buying more than 50 houses each year" appears once with no competing figure, and the close-time framing of 7 days at the fastest against a typical 7 to 14 is a floor and a range rather than two conflicting floors.
Best fit: A seller who wants a displayed, heavily corroborated license and the second-largest review record in the chapter, and who is comfortable that the operator is a licensed individual rather than a corporation. Ask for the exact legal name on the purchase contract.
5. Osborne Homes, 69.1
What the records show: This row holds the oldest confirmed entity in the chapter and the only license record here that exists and still scores zero, and both facts belong in the same paragraph. The entity is Osborne Homes, Inc., filed 04/14/2008, Active, 18.4 years, with the registered agent recorded as Michael Osborne, a natural person whose surname is the brand, which is what ties the filing to the operator. That same corporation is the entity our Oakland and Chula Vista chapters captured independently, filed on the identical date. The license is corporation record 01903534. Its DRE status field reads "LICENSED NBA" while the same record's expiration date field reads 04/06/24, more than two years before this chapter's capture. Both designated officers individually carry a personal license that is either revoked, dated 04/24/23, or expired, dated 08/17/19, and five disciplinary and hearing documents sit on the file. Those are the state's own fields and documents, quoted; we characterize nothing beyond them. Under this Index's standing ruling that pattern scores zero on the license axis regardless of corporate status, the same treatment applied in our Oakland, Chula Vista, and Orange County chapters. BBB: A+, accredited, 6 complaints in three years, with the address and phone both exact-matching the DRE record, a triple-confirmed identity.
Which Osborne entity we scored: Two active filings share this brand and this agent: the 2008 corporation and a 2023 holding LLC. We scored the corporation, on the record rather than on a preference: DRE corporate license 01903534 is a corporate license and attaches to a corporation, and the holding LLC is not one and cannot hold it. Scoring the LLC instead would have produced 64.1 rather than 69.1 and moved this row from fifth to sixth. The rubric has no rule for consolidating two entities, so one was scored, not both summed.
What reviewers say: 3.2 stars across 47 reviews, the lowest rating in the chapter and one of the larger review bases in it. This figure came from a third-party aggregator's citation of Osborne's own Google numbers rather than a live capture, and that method is disclosed rather than presented as a direct pull.
Claims vs records: "As little as 7 days" appears consistently with no competing figure, and a comparison against traditional MLS timelines is a contrast rather than a self-conflict. No deduction.
Best fit: A seller who wants an eighteen-year Active California corporation whose filing names a real person, and who will read the DRE file themselves before signing anything. This row rose from eleventh to fifth on the strength of that entity record alone, and the license history above did not change while it rose. Both things are true at once, and a seller should weigh both.
6. Mrs. Property Solutions, 60.4
What the records show: No DRE license found for principal Cristina Ortega, a finding reused from our Fresno and Riverside chapters. The entity, Mrs. Property Solutions Inc., filed 01/19/2017, is Terminated. That is a captured record rather than a gap, and it is scored as one: the entity axis credits the 9.6 years of longevity and gives nothing for status, which is why this row carries a partial rather than a zero. BBB: A+, accredited, 0 complaints.
What reviewers say: 5.0 stars across 51 reviews, run from a single Pasadena office.
Claims vs records: No numeric conflict found on the San Bernardino page this session. No deduction.
Best fit: A seller who weighs a clean accredited BBB file and a 51-review record, and who asks directly which legal entity will appear on the purchase contract, given that the one on file under this name is terminated.
7. SoCal Home Buyers, 60.0
What the records show: The clearest illustration in this chapter of how demanding the entity rule is. Principal Andrea Van Soest holds active DRE salesperson license 01505854, no disciplinary action, and the company displays that name and number on its own San Bernardino page, labeled, an exact match to the state record. That is a stronger identity path than our Riverside chapter had, where this company's license axis scored zero for lack of a name to search. The entity axis still scores zero: an exact-name filing exists, SoCal Home Buyers LLC, but it is Suspended by both the FTB and the SOS, and the only representative on it is LegalZoom, a commercial agent service. A company that displays a real, licensed, verifiable principal on its own website still cannot get this axis, because nothing inside the registry record connects that filing to that person. BBB: A+, not accredited, 0 complaints.
What reviewers say: 4.8 stars across 46 reviews, run from a single Murrieta office.
Claims vs records: One deduction, carried from our Riverside chapter: the site displays a BBB Accredited badge while the live BBB record returns accredited false. This was not independently re-checked on the San Bernardino page this session, and the carry is disclosed rather than presented as a fresh finding.
Best fit: A seller who values a displayed and verified license above a registry record, and who asks the company to explain the suspended status on the filing that carries its name before signing. The company also claims 180-plus homes bought in San Bernardino County, which is the kind of number worth asking for addresses on.
8. Haven Home Buyers, 52.4
What the records show: No DRE license found for Paul Downer, a finding reused from our Riverside chapter. Haven Homebuyers LLC is on file and Active, but the entity axis scores zero and is labeled candidate only for a specific reason: the principal named on the company's BBB profile, Downer, is not the person named as registered agent on the state filing, Attlesey. A name mismatch between two public records is not an allegation about either one; it means we could not confirm that the filing and the business are the same operation, and this Index does not score what it cannot confirm. BBB: A+, accredited, 0 complaints.
What reviewers say: 5.0 stars across 44 reviews, run from a single Santa Ana office.
Claims vs records: The page claims "buying properties in San Bernardino, CA since 2010." No numeric conflict was found against it on this page this session, and no registry record was available to test the 2010 date against, since the filing we found could not be tied to this operator. No deduction, and the untested claim is noted rather than scored.
Best fit: A seller who reads a strong BBB file and a 44-review record and is willing to do one piece of homework: ask the company for the legal entity name and the name of its registered agent, and see whether the answer reconciles the mismatch above.
9. Sellers New Day, 51.4
What the records show: No DRE license found. The entity finding here is the most involved in the chapter, and it was pursued rather than ruled on. A California filing exists under a matching name, Sellers New Day Buys Houses LLC, filed 09/03/2025 and Terminated as of 06/17/2026. Because its listed agent is a commercial agent service, we went looking for an outside link rather than assuming one either way, and pulled the principals from the company's own BBB profile: a CEO and a Vice President, both named. Neither name appears anywhere in the state record, whose only named individuals are five employees of the registered-agent company at that agent's own Glendale office. The one other field the two records share does not reconcile either: the filing gives a principal address on Temecula Parkway, while the BBB profile and the company's own site give a different Temecula address on Enterprise Circle. So the entity axis scores zero, labeled candidate only. That is a non-match, which is a real finding, and it is a different thing from having found nothing at all. BBB: A, accredited, 2 complaints in three years, with the Temecula address exact-matching the company's own site.
What reviewers say: 4.8 stars across 124 reviews, the largest review base in this chapter by a wide margin, captured live on 2026-08-19. It is worth holding that number beside the entity finding above rather than instead of it: this is simultaneously the best-reviewed company in the chapter and one we could not tie to a live California filing.
Claims vs records: No numeric close-time or fee claim was captured that conflicts with another. No deduction.
Best fit: A seller who weighs a 124-review record heavily and who will ask one direct question first: which California entity will be named as buyer on the contract, given that the only one carrying this company's name is terminated and could not be connected to the people who run it.
10. Anya Buys Houses, 47.2
What the records show: No DRE license found, and no principal name is published on the company's own page to search individually. No California entity found either: the working state registry was searched under two separate formulations on 2026-08-25 and returned its own empty state both times, which makes this a confirmed absence rather than an untried lookup. That distinction matters for this row in particular, because on our earlier working table this company's entity axis was zero purely because nobody had attempted it. It is now zero because somebody did. BBB: A+, accredited, 0 complaints, on a Sacramento area profile. Identity is confirmed through two independent public records, the BBB profile and the Google profile, whose neighborhoods match each other exactly, which is the standing identity path this Index accepts where DRE and SOS are both absent.
What reviewers say: 4.6 stars across 10 reviews, on a profile whose location matches the BBB record.
Claims vs records: A single consistent claim of a 24-hour offer, a seller-chosen closing date, and closing as fast as 7 days, with no competing figure. The company also states it has "bought over 10 homes across California," a modest and specific number rather than an unverifiable large one. No deduction.
Best fit: A seller comfortable with a small, statewide operator that has a clean BBB file and a short public track record, and who understands that neither a license nor a California entity could be found for it. Get the legal buyer name in writing.
11. The California Homebuyer, 44.8
What the records show: No DRE license for this brand: the search surfaced 11 name-twin "Canceled DBA Name" records in other cities, none matching this brand and none currently active. No California entity either, and this is one of the rows where the absence was established carefully rather than quickly, because the brand name is close to generic. Two separate formulations were run on the working registry and returned 17 companies between them with similar names; not one is this brand or defensibly tied to its website, and the complete non-matching result sets are retained in the dataset notes so a reader can check the judgment rather than take it. BBB: A+, not accredited, 0 complaints, with the phone number exact-matching the company's own site.
What reviewers say: 5.0 stars across 14 reviews, captured live on 2026-08-19.
Claims vs records: No numeric close-time or fee claim was captured that conflicts with another. No deduction.
Best fit: A seller who is satisfied by a clean BBB file and a phone-confirmed identity, and who accepts that no state license or corporate filing could be found under this name despite a careful two-formulation search.
12. HomeVestors / We Buy Ugly Houses, 41.8
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 San Bernardino, so there is no independently filed California entity under the name a seller actually sees, and no DRE license attached to it. This is the same disposition this Index has reached for this brand in every chapter. BBB: A+, accredited, 29 complaints in three years, on the national franchisor record, reused and disclosed as such; as with Opendoor, a national count has no transaction-volume denominator behind it.
What reviewers say: 5.0 stars across 10 reviews, reused from the same franchisee's capture, whose own page covers Riverside and San Bernardino together.
Claims vs records: "Sometimes close in as little as three weeks," no commissions, and a disclosed below-market trade-off footnote. Internally consistent, and the footnote is more forthcoming than most pages in this chapter. No deduction.
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, because the brand on the sign is not the party on the contract.
13. Pat Buys Houses Cash, 34.8
What the records show: No DRE license found. No California entity found: the working registry was searched on 2026-08-25 and returned nothing. BBB: C+, the lowest grade in the chapter, not accredited, 1 complaint in three years. The BBB profile lists a Riverside address while the company's own site claims a San Bernardino office, and the two are linked by an exact phone match, which is how the identity was confirmed. The address difference is disclosed as a record fact and is not scored as a self-conflict.
What reviewers say: 5.0 stars across 7 reviews. Google displays the business without the word "Cash," which this Index treats as a register variant of the same business rather than a different one, on specific evidence rather than assumption: the place page carries an owner post describing a real transaction in the Mt. Vernon area of San Bernardino near Herrington Avenue, and reviews address the operator personally by name, both consistent with the site's own San Bernardino office claim and the phone-confirmed identity.
Claims vs records: No numeric close-time or fee claim was captured that conflicts with another. No deduction.
Best fit: A seller who reads the C+ grade for themselves, weighs a 7-review record as the thin evidence it is, and asks for a legal entity name, since the state registry has no record under this one.
14. Miles Buys Homes, 28.1
What the records show: No DRE license found. No BBB profile: a dedicated search returned zero results. A California entity does exist, Miles Buys Homes, LLC, filed 01/29/2025 and Active, and the entity axis still scores zero, labeled candidate only, on the strictest version of the same test every other row faced. The filing lists no agent for service of process at all, so it names no person whatsoever. We then went looking outside the record, using the same method that resolved an identity question elsewhere in this chapter: the company's Google place page, all ten of its reviews, and four owner responses. Every one of them refers to the operator by a first name and none gives a surname. The company's own site has a dedicated section introducing its principal and it says "I am Miles, the person behind Miles Buys Homes," again with no last name anywhere on the page. So there is nothing on either side of the comparison to match against the other, and we did not treat a first name that is also the brand name as though it were an identity link.
What reviewers say: 5.0 stars across 11 reviews on the capture of record. A live check on 2026-08-25 rendered 10, and the one-review difference is disclosed here rather than quietly reconciled; it does not change this row's rank either way.
Claims vs records: No deduction, and the reasoning is worth showing because it cuts against the obvious reading. The site claims "100+ houses bought" while the LLC on file was formed in January 2025, about nineteen months before capture. That looks like a contradiction and it is not scored as one, because a company formation date does not bound what the person behind it did earlier as a sole proprietor, under a predecessor entity, or in another state, and nothing in the record excludes any of those. This Index deducts for a company's claims conflicting with its own records, and an LLC filing date is not that. It is recorded here as a verifiability observation: the claim is large, specific, and currently impossible to check against anything public.
Best fit: A seller who is satisfied by ten strong personal reviews and does not need a corporate or licensing paper trail. If you want one, this is the row where you will have to ask for the most: a surname, a legal entity, and the agent for service of process, none of which is published anywhere we looked.
15 (tie). Cash-4-Homes (So Cal Residential Homes LLC), 20.0
What the records show: No DRE license found. An entity exists, So Cal Residential Homes, LLC, filed 04/29/2021 and Active, and it scores zero as candidate only: its listed representative is Corporate Creations Network Inc., a commercial registered-agent company, and unlike most rows in this position there is no other public record to draw a principal from, because this company has neither a confirmed BBB profile nor a Google Business Profile. BBB: a "Cash 4 Homes USA" profile exists in Irvine but its phone does not match the phone on this company's own site, so it is disclosed as a candidate and not scored to this operator.
What reviewers say: No Google Business Profile found, confirmed absent on a fresh 2026-08-19 search rather than merely uncaptured. Scores zero.
Claims vs records: "No Fees & Commissions" with no competing figure. No deduction.
Best fit: A seller who is prepared to do every piece of verification themselves. This row is the sharpest example of why this Index separates its labels: there is a company name on file with the state, which is more than three of the other rows in this tie have, and it still gets a seller no closer to knowing who they are dealing with.
15 (tie). San Bernardino Home Buyers, 20.0
What the records show: No DRE license found. No California entity found on the working registry. No BBB profile found. The site claims a San Bernardino address and family-owned positioning, and none of the three record types this Index checks returned anything to corroborate either claim.
What reviewers say: No Google Business Profile found. This absence is worth one sentence of method, because the first search returned a false positive caused by our own capture device being signed into a Google account that manages an unrelated business profile; that result was discarded and the search re-run cleanly, which is what confirmed the absence. Scores zero.
Claims vs records: No numeric conflict found. No deduction.
Best fit: A seller who will insist on a legal entity name, a principal's name, and independent verification of both before any conversation about price. Nothing about this operation was confirmable from public records.
15 (tie). Capital House Buyers, 20.0
What the records show: No DRE license found. No BBB profile found; the only same-name hit anywhere is an unrelated Florida name-twin. No California entity found, and as with The California Homebuyer this absence was established across two formulations rather than one, because the trading name is generic: a search on the broader phrase returned six companies, every one of them either suspended, terminated, or plainly a different business, and none defensibly tied to this company's website or to a San Bernardino operation. The full non-matching set is in the dataset notes.
What reviewers say: No Google Business Profile found, confirmed absent on a fresh 2026-08-19 search. Scores zero.
Claims vs records: "Close in Days" with no competing figure. No deduction.
Best fit: A seller who obtains the legal entity name in writing first. This row scores at the floor not because of anything found against it, but because almost nothing about it could be verified in any of the four public record sets this Index searches.
15 (tie). Sell My House Fast San Bernardino, 20.0
What the records show: No DRE license found. No California entity found on the working registry. No BBB profile found. The company publishes a specific San Bernardino office address at 473 E Carnegie Dr and names 24 area communities it serves, which is a more detailed local claim than most rows in this tie make, and none of it is corroborated by any record we could pull.
What reviewers say: No Google Business Profile found, on a search that included the claimed office address. Scores zero.
Claims vs records: No numeric conflict found. No deduction.
Best fit: A seller who treats the published office address as a starting point for their own verification rather than as verification itself. Ask who holds the lease, which entity is buying, and who signs.
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. San Bernardino's own market data in this chapter shows a 69-day median time on market, which is the waiting period a cash sale is buying you out of; decide whether that wait is actually the problem before you pay for the solution.
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.
- A documented disciplinary history on a corporation license the state still marks "LICENSED NBA."Osborne Homes' corporation license 01903534 carries five linked disciplinary and hearing documents, an expiration date field reading 04/06/24, and two designated officers whose personal licenses are individually revoked (04/24/23) and expired (08/17/19), while the DRE's own status field continues to read LICENSED NBA. We quote the record and characterize nothing beyond it. The license axis scores zero on that pattern in this and three other chapters. Note that this company also holds the oldest confirmed corporation in the chapter and ranks fifth; a strong record on one axis does not cancel a documented one on another, and a seller should read both.
- Five companies whose registry filing names nobody you can check.SoCal Home Buyers, Haven Home Buyers, Sellers New Day, Miles Buys Homes, and Cash-4-Homes each have a California filing carrying their name that we could not connect to the people operating the business. In four cases the only representative on the filing is a commercial registered-agent service; in the fifth, Miles Buys Homes, the filing lists no agent at all. This is legal and common. It also means that the state record, on its own, tells a seller nothing about who they are dealing with. Ask for the agent for service of process by name.
- A brand name on three out-of-state BBB profiles with no franchise disclosure.Priority Home Buyers, removed from the scored roster on 2026-08-27 for the reason below, carries identical-name BBB profiles in Texas, Nevada, and Stockton, none address-matched to its San Bernardino office at 255 N D St Ste 228. A live Google Business Profile geo-labeled to San Bernardino does exist under the same name, which supports a genuine multi-location reading over a name-twin one, but it does not resolve the mismatch and this Index does not score it as though it did.
- Two companies in one office building, different suites.Priority Home Buyers at 255 N D St Ste 228, since removed from the scored roster, and Pat Buys Houses Cash at 255 N D St Ste 200 XXIII, which remains in it. No common ownership was confirmed either way and none is alleged; a shared address is often just a shared building or a coworking floor. It is disclosed because a seller comparing what appear to be two independent local options is entitled to know.
- A volume claim with nothing public to check it against.Miles Buys Homes advertises "100+ houses bought" while the California LLC carrying its name was formed in January 2025. We did not score that as a contradiction, because a formation date does not bound what the operator did before forming the company and assuming otherwise would be guessing. It is listed here for the reason it belongs here: it is a large, specific number that no public record available to a seller can confirm or refute.
- One closing promise with three different floors.The publisher's own San Bernardino page states "Cash Closing Speed: 7 Days" in one place, "Average Days to Close: 7-14 days" in another, and a 7 to 21 day range in a third. It took the deduction under the same rule everyone else is measured by. If a page gives you more than one answer to how fast it closes, ask which one goes in the contract.
- Seven companies with no California corporate record at all.Anya Buys Houses, The California Homebuyer, Pat Buys Houses Cash, San Bernardino Home Buyers, Capital House Buyers, Sell My House Fast San Bernardino, and the HomeVestors franchise brand returned no findable California entity on a working registry. An eighth company with the same result left the roster on 2026-08-27 for a separate reason. For several of them we ran two separate name formulations before recording the absence. Operating without a registered California entity is not itself improper, and for an individual buying on their own account it is ordinary. It does mean there is no filing for a seller to look up.
What we did NOT find: no San Bernardino-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. And one more absence belongs here, about us rather than about them: for most of this chapter's life we believed ten of these companies could not be checked at all, and we were wrong about why. The finding that produced this section only exists because that error was found and corrected rather than published.
Frequently asked questions
How do I check if a San Bernardino 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. San Bernardino is a weak market on this axis: only 5 of 18 companies here carry a verifiable active license link, and only three display a number on their own page. 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. The methodology page has the step-by-step walkthrough.
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.
What does "candidate only" mean in the entity column?
It means a company with a matching name is on file with the California Secretary of State, but nothing inside that filing independently connects it to the business marketing to you, so this Index scores it zero rather than counting it as verified. In every case on this page the reason is the same: the only representative named on the filing is a commercial registered-agent service, or in one case no agent is listed at all. That is legal and extremely common. It simply means the filing proves a company exists, not that it is this company. We keep it separate from "not found," which means we searched and the registry returned nothing, because the two tell a seller different things. In both cases the fix is the same and it is free: ask the buyer for the exact legal entity name and its agent for service of process, then look it up yourself.
Why did an earlier version of this page say ten companies could not be checked?
Because we got it wrong, and the correction is why this page reads differently now. During the capture window we recorded ten companies as having an unverifiable Secretary of State record and attributed it to a site-wide outage of the state's business search, which we believed we had reproduced across separate sessions on separate days. The state's search was in fact working throughout. The failure was in our own tooling: it set the value of the search box in a way the state's page never registered, so the site searched an empty string and returned nothing, and we read the empty result as the site being down. That was fixed on 2026-08-25 and all ten lookups completed, along with two we had never attempted. Two of those results changed the ranking, one of them at the top. This Index reports walls rather than working around them, and it also reports when the wall turned out to be its own.
How much less do cash buyers pay than market value in San Bernardino?
No measured San Bernardino-specific statistic exists in any source we found, so we will not invent one. For local context, one roster company publishes its own figures: Opendoor's San Bernardino page cites a $510,000 median sale price and a 69-day median time on market as of May 2026. 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. One company in this chapter publishes its own formula openly, describing a roughly $330,000 offer on a $450,000 after-repair value and a general 70 to 85 percent range, which is unusually forthcoming and is a useful benchmark to hold other offers against. You are trading price for speed and certainty, and competing offers are how you see the size of your own trade.
What is the fastest a cash sale can close in San Bernardino County?
The fastest figures actually published by companies in this chapter cluster at 7 days, claimed by Fast Home Buyer California, Casey Buys Houses, Osborne Homes, and Anya Buys Houses, with Opendoor at 21 days and the HomeVestors franchise at about three weeks. A real cash sale still needs escrow, a title search, and county recording; with clean title those compress to roughly a week, and probate, liens, or tenant issues stretch any timeline regardless of who is buying. A buyer who promises a specific number before seeing title has promised something they do not yet know.
Are Priority Home Buyers and the same-named companies in other states the same business?
We do not know, and this page does not resolve it. This company was removed from the scored roster on 2026-08-27 because its own site describes it as finding you a buyer rather than being one, but the question below was asked often enough to keep answering. Here is exactly what is on the record: three BBB profiles carry the identical brand name, in San Antonio Texas, Las Vegas Nevada, and Stockton California, and none of them address-matches the San Bernardino office at 255 N D St Ste 228. Separately, a live Google Business Profile exists under the same name that Google itself geo-labels to San Bernardino, California, which is real independent evidence of a genuine local operation and leans toward a multi-location brand rather than a set of unrelated name-twins. No franchise disclosure was found on the company's own site, and no California entity was found on the state registry. Because the connection is unconfirmed, no BBB profile is scored to this operator and its BBB axis is zero. If you are talking to them, ask which legal entity is buying and whether the out-of-state offices are related.
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 metro and capture date. Everything city-specific is captured fresh. This chapter is a good illustration of why that distinction matters: SoCal Home Buyers scored zero on the license axis in our Riverside chapter for lack of a principal name to search, and scores 16.0 here, because its San Bernardino page displays a principal name and DRE number that the Riverside page did not. The page that serves the seller is the page we score.
Dataset and citation
Download the full San Bernardino 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. It also carries a written finding on every entity row explaining which of the three labels applies and why, including the full non-matching result sets for the rows where an absence was established across two search formulations. Dataset version 4.0; capture dates DRE, BBB, reviews and claims 2026-08-18 with a gap-closure pass 2026-08-19, and a complete Secretary of State pass 2026-08-25; regional and statewide reuse annotated per cell with its source and date; scores computed under the frozen 2026 weights. Versions 1 through 3 of this dataset carried ten entity rows labeled BLOCKED against a state outage that did not exist; version 4 replaces that with the completed lookups and the correction is described on this page rather than silently applied. 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, San Bernardino chapter, sellmyhousefastinca.com, 2026. Data from California DRE, California Secretary of State, BBB, and Google, captured August 2026.
Download the San Bernardino 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, we took our closing-time deduction under the same rules as everyone else, and we finished second in our own chapter because correcting our own measurement error moved a competitor above us. That is what the method is supposed to do. If you want to vet us first, good. Start with our row, and check the math in the dataset.