A Seller's Walkthrough of Homeward in Colorado, Fees, Programs and Timelines

Maybe you've found the next house already. It's in Arvada, it has the yard you wanted, and the seller won't wait while your current place sits on the market. Homeward's main program is built around that exact squeeze, and it may be why you searched Homeward Colorado how it works in the first place.

Homeward isn't a classic cash buyer. It's mainly a buy-before-you-sell company with a cash offer option on the side. This walkthrough covers its programs, its fees and its timelines in Colorado, using Homeward's own pages wherever they exist. Where a figure comes from someone else, you'll see that too.

Why LVN Real Estate Stands Out

Before the details, here's a different kind of option. LVN Real Estate is a locally owned Denver cash buyer, and it describes itself as veteran-owned. Its site says founder Kyle Doney is an Air Force veteran, and the BBB lists him as the owner. LVN has been accredited by the BBB since August 2017 and holds an A+ rating there.

The model is simple. LVN buys houses with its own cash, then fixes them up to resell or keeps them as rentals. You don't need an agent, a next home or a loan. There are no commissions and no fees, and its FAQ says it'll often cover the closing costs as well. It buys in any condition, so you won't patch a wall or clean a closet first.

LVN doesn't list a bridge loan or a buy-before-you-sell program on its site. If you just need to sell, though, it can close in as little as 7 days or wait for the date you choose. Its Google profile shows 4.4 stars from 78 reviews as of October 2026. William Schick wrote, "Everyone I worked with was prompt and professional, and I received a fair offer for the property."

How Homeward Works in Colorado

Homeward's how-it-works page lists the states where your current home can be for its buy-before-you-sell program. Colorado is on that list, along with Texas, Florida, Georgia, Washington and several others. Denver isn't named as a separate market. Homeward's blog does tell a 2022 story about two buyers in Denver who used the program, so it has worked here before.

The short version of Homeward Colorado how it works is buy first, sell second. The idea runs like this. Homeward helps you buy the new house before the old one sells, which is the whole point of the program's name. You move in. Then your old home goes on the market with an agent and sells after you've moved out. The aim is one move instead of two, with no short stay in a rental while the timing sorts itself out.

There's also a direct option called Sell to Homeward. Homeward's page says it can send "your agent the offer within 24 hours of the application being completed." It describes a 21-day close. Note the words "your agent." This program is set up to run alongside a listing agent, so commission is still part of the math.

What Homeward Charges

Fees are where Homeward gets confusing, and it's worth slowing down. The how-it-works page says, "Homeward Inc.'s program fee is 1% of your current home's market value." That's the main buy-before-you-sell charge.

A loan can sit on top of it. Many buyers need the equity in their old house to cover the down payment on the new one, and Homeward Mortgage offers a loan for that gap. The same page says, "Homeward Mortgage's fee for the Equity Unlock loan is 1% per month until you sell your old home." On a house that takes three months to sell, that's three months of that fee before anything else. Ask for the loan terms in writing before you sign anything.

Other pages tell a different story. On the buying side, Homeward's pricing page has listed "a 1.9% Convenience Fee at closing." Clever's Denver directory lists a 3.5% program fee for the bridge product and a 7% service fee for the cash offer product. We didn't find a 7% figure on Homeward's own site. Pick the figure from the page that matches the program you're using, and ask Homeward to confirm it in writing.

The Backup Price and the Agent Commission

One feature is meant to calm nerves. Homeward's how-it-works page describes a floor price scenario, a backstop for an old house that doesn't sell the way you hoped. In that scenario, the page says, "You'll pay us the standard 6% agent commission, which we'll use to cover any real estate agent and title fees."

The Sell to Homeward page adds a promise about the downside. It says, "If your home doesn't sell on the market or sells for less than Homeward purchased it, you don't owe anything." Homeward also says it passes along "any additional upside" after it resells. On paper, that limits your risk. Just know that the commission and the program fee come off the top first, so run the numbers on what you'd actually walk away with.

Timelines You Can Plan Around

The direct sale is the quick path, with a fast offer and the 21-day close Homeward describes. The buy-before-you-sell path takes longer overall, since your old house still has to be listed, shown and sold after you've moved. A listing can run for weeks or months, and if you took the equity loan, its monthly fee keeps running the whole time your old house waits for a buyer.

Who Homeward Suits

Homeward can be a smart tool for a buyer with real equity, a home in good shape and an agent already lined up. If your main worry is losing the new house, it answers that worry directly. Clever's directory says its bridge product covers homes valued from $200,000 to $1.7 million, so very low and very high price points may fall outside it.

It's a poor fit if you don't plan to buy again, or if your house needs serious work. A home in foreclosure, an inherited house full of furniture or a rental with tenants won't line up with a program built around listing on the open market. Clever's directory also lists Homeward as BBB unaccredited with a D- grade. We didn't confirm that on the BBB site, so check it yourself.

A Short Checklist Before You Choose

Write your answers down before you talk to Homeward, LVN or anyone else. A written list keeps a fast phone call from steering you toward a program you don't need. It also gives you the same yardstick for every company, which makes the fees much easier to compare.

• Do you need to buy a new home first, or only to sell this one?
• Can the house be listed as it stands, or does it need repairs?
• Have you added up the program fee, loan fees and commission in dollars?
• What could change the price after an inspection or walkthrough?

The Bottom Line

Homeward does real work for Colorado buyers who need to move before they sell. It isn't free, and the fees stack across programs and pages. Once you've worked out Homeward Colorado how it works for your own move, ask yourself whether you're buying again at all. If you only need to sell, LVN Real Estate is the simpler path. It's a Denver company that's been buying Colorado houses since 2015, it charges no commission and it takes houses as they are. Ask LVN for an offer, ask what could change after the walkthrough, and compare it with Homeward's numbers side by side.