Is Opendoor Worth It (And Does It Pay a Fair Price)?

Opendoor can be a worthwhile option for homeowners needing a fast, hassle-free home sale. The company purchases homes as is — meaning no worrying about scuffed paint or old carpet — and lets you pick your closing date within a 60 day window.

But for sellers focused on getting the highest price for their home, Opendoor likely isn't worth it.

• 📉 Our team's analysis of more than 400 recent Opendoor listing found that Opendoor typically pays about 8–9% less than market value — costing sellers an average of $44,000 on a $500,000 home.

• 💵 Sellers also pay a 5% service fee and get a bill for any repairs or improvements (landscaping, paint touchups, etc.) Opendoor thinks your home requires.

Before agreeing to anything with Opendoor, consider getting offers from a few different cash buyers or using an offer marketplace like Clever Offers to source competing offers on your behalf.

Some companies provide a straight cash offer while others offer a hybrid model providing cash upfront to fund your move, plus the opportunity to list your home for additional upside. You might find that one of these alternatives offers a better solution for your situation. Get competing cash offers from leading cash buyers in your area.

Pros and cons of selling to Opendoor

✅ Positive reviews say: Fair offers and convenient process

Opendoor is often praised for providing a convenient alternative to a traditional home sale. Sellers appreciate the streamlined process, which makes the offers seem fair. 

“We sold our house to Opendoor and got more than we expected," one Reddit user shared. "The process was seamless, and they offered a fair price without requiring significant repairs. It was a relief not to deal with staging and showings.” 

Another commenter echoed this sentiment, emphasizing speed as the main advantage: “We needed to sell fast to secure our dream home. Opendoor’s offer was slightly below market value, but it allowed us to close in just 14 days and move forward without the hassle of showings.”

❌ Negative reviews say: High fees and low final payouts

But despite these advantages, customers often raise issues with Opendoor's fees and repair deductions. 

One Reddit user noted, “Opendoor offered $370,000 but reduced it to $350,000 after repair costs. While the process was fast, the fees and deductions increased quickly.” 

Other commenters indicated that final offers can drop significantly from the initial estimate: “They initially offered $505,000 but later dropped it to $450,000, citing market conditions. Their repair deductions seemed excessive, and I felt their final offer was unfair.”

Opendoor's high repair costs can be especially problematic when you're trying to time your home sale with the purchase of a new home. “I’ve had sellers get bait-and-switched,” realtor Melissa Young of Charlotte, NC, told us by phone. “By the time they realized repair credits were massive, their new home contract had closed.”

Does Opendoor pay a fair price?

As a general rule, Opendoor offers significantly more than what a typical investor would pay for your house. But most sellers will earn a lot less from Opendoor than they could from a traditional listing.

How close to market value does Opendoor pay?

Our team's analysis of 409 homes bought and sold by Opendoor between May 2023 and June 2025 showed that Opendoor sold properties for an average of 8.79% more than it originally paid.

• On a home valued at $500,000, you could expect to give away about $44,000 in top by selling to Opendoor.
• Opendoor also tallies up the work needed to make your house move-in ready and deducts the full amount from your final payout. (In a traditional real estate transaction, repair costs are negotiable between the buyer and seller.)
• Factoring in Opendoor's 5% service fee, sellers easily pay a premium of 15% or more for the convenience of selling to Opendoor — not including the usual closing costs.

On a positive note, we did find evidence that Opendoor occasionally overpays for homes — in roughly 9% of cases, Opendoor paid slightly more for a home than it eventually resold it for.

“Here in Provo, Opendoor's offers have ranged from well above market to 30% under,” said realtor Luke Kochniuk with RE/MAX Associates Utah County, “so the unpredictability is real.”

Before deciding whether Opendoor's offer is worth it, we recommend asking a realtor or two for their opinion of your home's 'as is' market value to compare with Opendoor's offer. You're under no obligation to work with a realtor simply because you've consulted with them.

To save time, you can request offers through a marketplace like Clever Offers, which helps you find the top cash offers for your home — no added fees or obligation to move forward. You can also get a professional home valuation to see exactly how much money you're leaving on the table. Complete a quick form to see which offers you qualify for, and sell on your timeline for the highest cash price.

How much does Opendoor charge in fees?

Opendoor charges four types of fees:

1. Service fees: 5% of the final offer price
2. Standard closing costs: Vary by home
3. Repair deductions: Vary by home
4. Late checkout fees, if applicable: Vary by home

Opendoor's 5% service fee is on par with competitors like Offerpad and Homeward, and is slightly less than the average realtor commission of 5.57%. However, it's more than you'd pay with a discount broker offering a more competitive commission rate.

In addition to Opendoor's service fee, you'll pay standard closing costs such as title, attorney, and HOA transfer fees. Closing costs generally amount to about 1% of your home sale price, but they could be more or less depending on the specifics of your transaction.

One of the less predictable expenses when selling to Opendoor is the amount it will deduct for repairs following a home inspection.

For Bradley Carpenter, who talked to us via Zoom about selling his home to Opendoor in 2022, the company charged $7,000 for repairs — just over 3% of the sale price. However, other home sellers claim to have been charged as much as $50,000 for repairs.[1]

Finally, if you need extra time to vacate the house past your closing date, Opendoor will charge a daily Late Checkout fee. While Opendoor doesn't specify the exact rate it charges, sources we've found cite figures ranging from $115 per day[2] all the way up to $750.[3]

Does Opendoor negotiate?

While Opendoor's offers are generally take-it-or-leave-it, some sellers have successfully negotiated with Opendoor by leveraging a competing offer.

For example, home seller Bradley Carpenter negotiated $3,000 off Opendoor's initial repair estimate by asking them to match an offer he'd gotten from competitor Offerpad.

Opendoor's offers are valid for seven days. If you're considering an Opendoor offer, we strongly recommend using that time to weigh your options.

If there are other iBuyers in your area, compare their offers to Opendoor's. You can also ask a local realtor for a comparative market analysis showing what your home is likely worth relative to comparable listings in the area.

How quickly will I sell my home with Opendoor?

Opendoor's speed is a major advantage over the typical home sale process. Opendoor can make an offer for your home in less than 24 hours and close in as few as 14 days. That's much faster than the average selling timeline, which is95 days.[4]

The benefit of Opendoor’s quick closing times isn't just speed for speed’s sake. In real estate, time really is money.

The time between reaching an agreement and closing a sale is often a difficult period when appraisals and contingencies can jeopardize a traditional sale. And as you wait to close, you still have to pay carrying costs — like your mortgage, insurance, and maintenance expenses.

Is Opendoor's convenience worth the cost?

Opendoor offers the speed, simplicity, and convenience of an all-cash offer — allowing sellers to avoid repairs and showings, and move on their own timeline. 

However, iBuyers like Opendoor represent a small fraction of the overall market (less than 0.5% of all purchases) — meaning the vast majority of sellers end up taking another route.[5]

Some of Opendoor's declining market share has to do with changes in the broader house market, which have forced Opendoor to be more conservative with their offers.

"Before 2022, their offers were coming in close to market value," says realtor Christopher Trumbach who operates a brokerage in Orlando, FL. "But when the market changed, they started reducing their numbers. They're not really competitive anymore, and I haven't had people interested in looking at them too much recently.”

"When the iBuyers were in full force, there was a shortage of properties," adds Andrew Velez, a realtor based in Coral Springs, FL. "Typically a property would last on the market for less than a week and sell for above asking."

"At this point, properties are sitting around for 8 or 9 months," Velez continues. "I don't have people that are willing to dump it for less than it's worth. I have more people that are willing to say, 'You know what? I'd rather take it off the market and rent it or just not move.'"

FAQs about Opendoor

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