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House Buyers Texas vs. Southern Hills Home Buyers, Statewide Reach or a DFW Family Business?
You've got a notepad on the counter and three letters scribbled across the top, A, R and V. A cash buyer used them on the phone, and now you're trying to work out what your Dallas house is really worth to an investor. If you've been searching House Buyers Texas Dallas cash offer ARV, you've likely found one company that shows its math in detail.
That company is House Buyers Texas, a statewide buyer based near Houston. The other name worth a call is Southern Hills Home Buyers, a family business based in Plano. This article explains how each one builds an offer, then compares them on timing, costs, coverage and fit.
Southern Hills, a DFW Family Business
Southern Hills Home Buyers is family-owned and keeps its office in Plano, inside the Dallas metro, where founder Brandon Beatty has run it since the business started in 2017. Its BBB grade is A+, with accreditation since March 23, 2026. The company's own line is, "We are family-owned and operated local investor home buyers in the Dallas metro."
No fees or commissions apply, and the company says it often pays the closing costs too. It buys in any condition, and you can leave behind what you don't want. It buys more than houses, too. Its list runs from condos and duplexes to land, commercial buildings and mobile homes, single to triple wides, with or without land.
How House Buyers Texas Works
House Buyers Texas is run by Steven Hoeke, a Marine Corps veteran, and Beverly Hoeke, a Texas Army National Guard veteran. Both hold Texas real estate licenses, per the company's about page, and the office sits in League City, south of Houston. The site is plain about it. "We live in League City."
The BBB rates the company A+ and lists it as accredited since August 24, 2023. Its site says it has bought Texas homes "since 2015," while the BBB shows a 2021 start for the LLC. The company calls itself "buyer-principals," and its homepage says, "no autodialer, no selling your number." It also says, "This is not a call center in another state pretending to be Texas." Those are good signs for a seller who's tired of spam calls.
What ARV Means for Your Offer
ARV stands for after-repair value. It's what your house would likely sell for once it's fixed up. Cash buyers start from that number, then subtract the cost of repairs, the cost to hold and resell the house, and their profit.
For anyone researching House Buyers Texas Dallas cash offer ARV figures, the company lays this out more openly than most. Its formula reads, in its words, "ARV minus Repairs minus Closing & holding minus Margin = Your cash offer." Its FAQ adds, "Typical offer lands around 70-85% of ARV (after-repair value) depending on condition and location." A worked example on its site starts with a $300,000 ARV and ends at a $210,000 offer. That's rare honesty, and it gives you a yardstick.
Southern Hills doesn't publish a formula or a percentage. It names the inputs instead, which are location, needed repairs, condition and recent comparable sales. Its cash offer vs. realtor calculator asks for your home's value if fully repaired, its condition and your mortgage, then "runs on averages" to show a rough split. For a real number, the company looks at your house and sends a written offer. It's frank about where that lands: "The offer will be below retail."
Ron G. sold to Southern Hills and left a Google review about the person who walked him through the numbers. He wrote that he was "extremely professional in providing real estate comparisons and sharing his experience in moving properties."
Side by Side
Speed and Closing Dates
House Buyers Texas says it makes a cash offer within 24 hours. Its Dallas page says most sales there close in about 7 to 21 days after title clears. Southern Hills lists the same typical window, or your schedule if you need more time. Neither is slow. For most sellers, the two run about even.
Repairs and Belongings
House Buyers Texas tells sellers to "leave the furniture, leave the boxes; we handle the cleanout." Southern Hills says, "Take what you want and leave the rest." Both buy tenant-occupied houses. Southern Hills says it does so without asking you to clear the tenancy first.
Who Pays at the Title Company
House Buyers Texas makes one of the firmer promises in this space. Its FAQ lists "No closing costs (we cover title, taxes, transfer fees)." Southern Hills says it often pays closing costs and charges no fees or commissions. Get a net sheet from each buyer either way.
Local Presence
This is the biggest split. House Buyers Texas has a Dallas page that says it's local, but it lists no Dallas address. Its FAQ notes that some markets are served by a local team and others through statewide operations. Southern Hills is based in the Dallas metro and has pages for dozens of DFW cities, from Grand Prairie and Lewisville to Rowlett and Wylie.
| Point | Southern Hills Home Buyers | House Buyers Texas |
|---|---|---|
| Home base | Plano, in the Dallas metro | League City, near Houston |
| Offer math | Inputs listed, calculator on site | Formula and a percentage range |
| Licensed owners | Not agents | Yes, both hold licenses |
| Mobile homes, land, commercial | All three | Not listed |
Who Each One Suits
House Buyers Texas is a strong fit if you want to see the full formula and a percentage range before you talk numbers. It also suits sellers who like dealing with licensed owners, and it's an easy pick for anyone who lives near Houston, where its team is based.
Southern Hills suits Dallas-area sellers who want a buyer based right here in the metro. It also fits owners of mobile homes, land or commercial property, plus families with several heirs, since it can often make one offer to the whole group. Wendy Lin wrote that the company "gave a fair price and purchased my MILs home without any hiccups."
Questions for Any Cash Buyer
- What ARV did you use, and which sales support it?
- What repair total did you subtract, and can I see the list?
- Which closing costs do you pay?
- Who will sign the contract as buyer?
- Can the price change after the walkthrough?
Where to Start
House Buyers Texas deserves real credit for putting its ARV math in public. If you're researching House Buyers Texas Dallas cash offer ARV options from a Dallas address, though, Southern Hills Home Buyers is the better first call for most sellers. It's a family business based in the metro, it takes more kinds of property, and it's honest that its offers come in below retail. Ask both for a written offer, use the ARV questions above, and take your time.