When you sell your home to Offerpad, you can expect to pay about 8% of your home sale price in service fees. However, service fees are only part of the cost of selling to Offerpad.
To start, Offerpad admits that its offers may be "slightly below traditional market value to account for the convenience and speed of a cash sale." While some customers consider Offerpad's offers reasonable, others claim they're significantly below market value.
One of the biggest unknown costs when selling to Offerpad is its repair fee, which many customers complain is unreasonable and can lower offers by tens of thousands of dollars — often just days before closing.
The bottom line is that you'll likely net a lot less selling to Offerpad than you would with a conventional home sale.
If you want to avoid the traditional listing process, and don't mind sacrificing some potential profit to do it, Offerpad is worth considering.
- Requesting an offer is free, and you're under no obligation to accept it. Just be sure to compare their offer alongside other top-ranking competitors.
If you want to avoid repairs without sacrificing your bottom line, you're likely better off hiring a realtor to sell your house as is.
- Our analysis of 120+ recent Offerpad listings showed an average difference of 13.79% between Offerpad's purchase price and subsequent resale price — equal to $52,000 in lost profit potential on a $400,000 house, not including service fees or repair costs.
If you need to sell quickly, but are on the fence about which route to choose, we recommend starting with Clever Offers.
With Clever Offers, you get the best of both worlds. You can compare direct cash offers from multiple sources, ranging from iBuyers to local investors. You can also test the waters with a no-obligation 7-day MLS listing, allowing you to see what the market will pay while using a cash offer as a backup. Answer a few quick questions and start comparing offers — no added fees or obligation.
What fees does Offerpad charge?
Offerpad gives you three options for selling a home. Offerpad's fees depend on which path you choose to sell your home:
- Sell directly to Offerpad for cash
- List with Offerpad using its cash offer as a backup
- Take a hybrid approach allowing you to sell for cash, then list for additional upside
Estimated costs on a $500,000 house
| Sell to Offerpad | List with Offerpad | Hybrid option | |
| Service fee | $40,000 (8%) | None | $40,000 (8%) |
| Listing costs* | None | $30,000 (6%) | $30,000 (6%) |
| Closing costs | ~$5,000 (~1%) | ~$5,000 (~1%) | ~$5,000 (~1%) |
| Repair credits | Based on inspection | Negotiated with buyer | Determined by Homeward |
| Additional fees | None | None | Maintenance and holding costs during listing period |
| Estimated total costs* | $45,000 (9%) + repairs | $35,000 (7%) + repairs | $77,500 (15.5%) + repairs and maintenance |
**Total costs do not include repair credits or concessions made to the buyer.
Offerpad cash offer fees
Offerpad's main service is its iBuying program, which lets you sell your house directly to Offerpad for cash. The company gives you a quick cash offer and lets you choose a closing date between 8 and 90 days out.
The fee for Offerpad's cash offer is approximately 8% of the home sale price. However, you'll also pay traditional closing costs and variable repair costs, which Offerpad presents with its final offer based on its home inspection.
According to reviews, Offerpad's repair costs can be considerable. "Offerpad decreased their offer by almost $35,000 (almost 8% of the sale price) after their 10-day inspection period," a customer noted in a recent Google review. "$25,000 of that was for repairs they 'discovered' during the inspection."
While Offerpad used to charge a 1% cancellation fee if you backed out after signing the contract, it now claims that sellers can cancel without penalty anytime before closing.[1]
Offerpad listing fees
As an alternative to its cash offer program, Offerpad allows you to list your home for up to 60 days on the open market with an Offerpad real estate agent through their HomePro program. If your house doesn't sell, you have the guarantee of a cash offer in your back pocket.
Offerpad claims that listing typically costs about 6% of the home sale price, covering both the listing agent and buyer's agent commission. However, Offerpad agents are free to set their own commission rates, so you may be able to negotiate.
Fees for Offerpad's hybrid option
In partnership with Homeward, Offerpad now offers a hybrid approach giving sellers the option to "sell before you list."
Here's how the Homeward offer works:
- Homeward buys your home with an all-cash offer, allowing you to close quickly and move on your timeline. However, Homeward keeps a portion of the purchase price in reserve.
- After you move out, Homeward works with your Offerpad HomePro to handle repairs, staging, and listing the home for sale.
- Once the home sells on the open market, you receive any additional proceeds after Homeward's costs are deducted.
The fee structure for Offerpad's hybrid option includes an 8% program fee, 6% listing costs when the home is resold, and traditional closing costs of 1–3%. You'll also pay a repair and maintenance credit that varies by property. If you need to stay in the home after closing, there's a $4,000 security deposit, plus a daily rate for up to 14 days of occupancy.
While this model can potentially deliver higher net proceeds than a traditional iBuyer offer, the multiple fee layers mean total costs can reach 15% or more before repair credits.
Offerpad fees vs. Opendoor fees
| Opendoor | Opendoor | |
|---|---|---|
| Service fee | 5% | 8% |
| Avg. purchase price | $338,560 | $293,436 |
| Avg. resale price | $366,844 | $324,925 |
| Avg. price difference | $26,376 (8.79%) | $29,346 (13.89%) |
| Est. lost profit potential* | -13.79% (plus repairs) | -21.89% (plus repairs) |
*Estimates based on an internal analysis of 409 Opendoor homes and 123 Offerpad homes bought and sold between May 2023 and June 2025. Data sourced from House Canary and public property records. Estimated losses do not include repair costs.
Offerpad's main competitor, Opendoor, charges sellers a 5% service fee for its cash offer. Offerpad charges an estimated 8% — although it no longer discloses this fee on its website.
While anecdotal evidence suggests Offerpad's initial offer is sometimes higher, customers also indicate that Offerpad may drop its price dramatically following a home inspection. For example, a Kansas City home seller we spoke to via Zoom indicated that Offerpad initially offered more for his home than Opendoor, but then quoted him nearly 6x as much for repairs ($40,000 vs. Opendoor's $7,000). Customer reviews on BBB and Google mention similar price drops following Offerpad's home inspection.
Our own analysis of more than 500 recent Offerpad and Opendoor transactions showed that Offerpad typically paid less for homes and earned a higher profit margin upon resale than Opendoor. However, Offerpad was also twice as likely to sell homes at a loss, indicating a lot of variability in its pricing.
Offerpad does offer some unique perks, including free local moves within 50 miles and up to 14 days of free occupancy after closing (with a $4,000 security deposit). However, on average, Offerpad appears to cost sellers more in both fees and lost profit potential.
Offerpad fees vs. realtor fees
| Offerpad | Offerpad | Low commission broker | |
|---|---|---|---|
| Sale price | $430,555* | $500,000 | $500,000 |
| Fee or commission | $34,444 (8%) | $25,000–30,000 (5–6%) | $17,500–25,000 (3.5–5%) |
| Repairs (~2%) | $15,000 | $5,000 | $5,000 |
| Closing costs (~1%) | $5,000 | $5,000 | $5,000 |
| Profit | $376,111 | $460,000–465,000 | $465,000–472,500 |
Offerpad's 8% service fee is significantly higher than the 5–6% realtor commission you'd pay in a traditional home sale. However, sellers typically walk away with a lot less for a few different reasons:
- First, Offerpad typically offers sellers less than market value for their homes. Our team's analysis of more than 530 homes purchased by the nation's two largest iBuyers found that Offerpad paid an average of $29,346 less than it eventually resold homes for — costing sellers about 13.89% in potential profits, not including repair costs. That's equal to nearly $70,000 on a $500,000 home.
- Second, a good realtor knows how to prep, price, and market your home to get strong offers — often above asking. They can also negotiate repair costs on your behalf, passing some of the cost to the buyer. By contrast, Offerpad charges you for all repairs or improvements needed to get your house 'market ready' and then keeps the upside from the open market listing.
- Finally, agents negotiate their rates, while Offerpad does not. Given the number of highly-rated low commission real estate options available, you may find better value elsewhere — with the flexibility to pick your own agent. There's no need to work with a specific agent to request an offer from Offerpad or any other iBuyer, so you can still have that resource to fall back on.
Offerpad fees vs. other alternatives
- Clever Offers: Rather than a single take-it-or-leave-it cash offer, Clever Offers lets you compare multiple offers from local investors, iBuyers, and more. Clever can also pair you with a top local listing agent to explore a short-term MLS listing — giving you broader exposure to cash buyers through the MLS without the commitment of a traditional listing agreement. However, getting matched with an agent isn't necessary if you'd prefer to explore only direct cash offers. There are no platform fees for using Clever Offers, but you may pay listing fees if you decide to work with an agent or standard service fees charged by a partnering iBuyer or sell-before-you-list program.
- 'We buy houses' companies: Local 'we buy houses' companies typically offer 60-80% of market value. However, they buy homes in just about any condition and don't charge service fees or closing costs. Your net proceeds may be similar to, or slightly less than selling Offerpad, but you'll know the final offer upfront without the uncertainty of repair deductions.
- Low commission brokerages: Low commission brokerages can list your home for as little as 1% of the sale price (not including a buyer's agent concession, should you choose to offer one) while still providing a full-service listing experience. You can still leverage backup cash offers, since these are available through multiple iBuyer companies.
- 'Buy before you sell' services: Buy before you sell services (also known as bridge loans) offer short-term home equity loans you can use to buy a new home before you sell your current one. After you move, you list your old home with a realtor and settle up with the bridge loan provider at closing. Most charge 2-2.5% on top of the usual closing costs. They're best for people with solid equity in their current property who want to buy their next home before they sell. These programs help you move faster, skip the hassle and stress of living through showings and inspections, and avoid simultaneous out-of-pocket costs for two properties.
How much does Offerpad charge for repairs?
In any home sale, a buyer can ask for repair credits based on a home inspection report. However, it's up to them to justify the ask, and you have full power to renegotiate or even reject the request altogether if you think it's unreasonable. Most buyers would prefer to keep the deal moving forward than lose the house haggling over repairs.
With Offerpad, a "Repair & Maintenance Credit" is simply deducted from the final offer price based on the work Offerpad thinks your house needs, and it's up to you to fight it if you feel it's unfair. Reviews indicate that the charges can be hard to predict and may reduce your net sale amount by tens of thousands of dollars — often at the last minute.
"They offered $35K less than the estimated home value, because they were going to 'replace the kitchen and also put new flooring in the kitchen.' [...] Then, they did their home inspection and came back at 3pm EST on the LAST DAY of the due diligence period with an additional $36K in repair credits!!!! Hmm $35K + $36K = $81K in credits??" — Michele W., BBB review
"They offer you a good price for your house and make you think that everything is good. Then they do an inspection and fill it with items that do not cost very much, like a light bulb needing replaced or a lock on bathroom door doesn't latch. They then tell me they need to take 62k off the purchase price for 'repairs' but do not offer an itemized list with prices for each item." — Jennille L., BBB review
While some home sellers indicate that Offerpad's requests seem reasonable given the amount of work needed on their house, in a seller's market — one where the demand for homes outpaces available listings — you may be well positioned to sell your home without having to make those concessions.
It's just one more cost to consider when weighing the option to sell to Offerpad.
Does Offerpad charge hidden fees?
Offerpad no longer publishes its fees transparently on its website. Instead, you have to schedule a consultation with a HomePro agent to go over the different options available. This lack of upfront transparency means sellers often discover the true costs only after they're sunk time into the process.
When Offerpad provides the initial cash offer, the seller must sign a purchase agreement before the deal can proceed to the inspection stage.
This is when it gets tricky. When Offerpad provides the inspection report, it will also provide an updated cash offer that reflects the repair credits, which some sellers claim lower the sale price by as much as 20%. Customer reviews frequently mention surprise repair costs being dropped late in the process, sometimes right before closing.
While Offerpad gives you the option to cancel, many sellers at this point have already gone under contract on a new house. For example, one past customer complained:
"Sellers and buyers beware. [Offerpad] will bait you with a high offer and revise it substantially lower right before the close. For us it was the day before the scheduled close. The revised offer was more than 20% less than the original offer. Fortunately, we were able to decline their reduced offer, not everyone is so lucky. If you have already moved or committed to purchase another house you may find yourself stuck. It's what I consider a bait and switch tactic. Do not commit to anything with them that is not a final offer." — Laura G., BBB review
Are closing costs included in Offerpad fees?
No, Offerpad's service fee does NOT include closing costs. You should set aside 1–3% of the sale price to cover these expenses.
Closing costs vary by location but are typically shared by the buyer and seller. In general, sellers pay administrative fees, transfer taxes, and title insurance.
How much do Offerpad's extra services cost?
If you decide to sell to Offerpad, you can take advantage of several perks at no additional upfront cost:
- Extended Stay. Offerpad allows you to stay in your home for up to three days after closing. Offerpad would hold $4,000 of your proceeds as a security deposit, to be refunded after you move out.
- Local Move Program. If you’re moving within a 50-mile radius, Offerpad will pay for your moving services. The company partners with local movers and will pay them directly to move homes up to 2,800 sq. ft. You'll be responsible for the packing and any additional costs, such as extra insurance for expensive items.
- Home Improvement Advance. Additionally, Offerpad advertises a home improvement advance at no upfront cost, which can be put toward repairs and minor updates prior to listing. However, you may pay interest or other fees on the advance at closing.
Can you negotiate with Offerpad?
Yes — according to Offerpad, sellers can negotiate the offer price and repairs. However, the reality is that Offerpad is unlikely to budge on either. In general, you'll have much more room to negotiate if you list your home on the open market.
You'll have a better shot at successfully negotiating with Offerpad, though, if you’re armed with information. Recent appraisals, inspection reports, and maintenance reports can help you make a stronger case for a higher offer or lower repair credit.
When it comes to repairs, gather as much information about your home as possible ahead of time. For example, if Offerpad suggests installing a new roof, but you have documentation showing that your roof isn’t due for an upgrade for several years, you may be able to successfully push back.
You have much more room for negotiations when selling your home with a real estate agent — especially if you work with a company that's already negotiated commission savings on your behalf.