Mark Spain vs. Opendoor: Which Is Better?

Mark Spain Real Estate and Opendoor both advertise cash offers and quick homes sales, but there are big differences in the way they operate.

• As an iBuyer, Opendoor purchases homes outright — typically for less than market value — in order to resell them on the open market. It charges a 5% service fee in exchange for a quick cash sale.
• As a real estate brokerage, Mark Spain pairs home sellers with a listing agent to present cash offers from investors and other iBuyers alongside the option of a traditional listing. Whether you accept a cash offer or put your home on the market, you'll pay a standard listing commission to your Mark Spain agent.

If you need to sell fast, your best bet is to shop offers from a variety of cash buyers. Requesting an offer is always free and comes with no obligation to sell, so it’s in your best interests to seek multiple offers.

A free service like Clever Offers can save you a ton of time getting offers and figuring out your best option. With Clever's 5-star rated service, you can compare offers from iBuyers, local investors, and more to the sale price you'd get with an agent. Sell in as little as 7 days for the highest cash price. 

Mark Spain vs. Opendoor: What's the difference?

Both Mark Spain and Opendoor can make a cash offer on your house. Neither will offer as much as you could get by listing it, but a cash offer is faster and more convenient for certain sellers.

However, there are important differences between these companies. Overall, we found that Mark Spain comes up short against Opendoor. Mark Spain refuses to disclose its fees, and we read numerous reviews by sellers who felt they were “baited” into requesting a cash offer, only to be pushed into using other services they didn’t ask for.

Both companies offer less than market value

Whether you work with Mark Spain or Opendoor, you can typically expect an offer that's below market value.

As an iBuyer, Opendoor offers speed and convenience in exchange for a slightly below-market offer. However, Mark Spain operates differently. Instead of purchasing your home outright, it connects you with a real estate agent to present offers from other cash buyers — including local investors and possibly even iBuyers like Opendoor. So you'll have to pay realtor fees in in addition to whatever the 3rd party buyer decides to withhold based on their desired profit margin.

While it's difficult to say which company will bring the higher offer, past customers have complained about Mark Spain offering much less than other iBuyers. For example, one seller claimed that Mark Spain “offered 70k less than Offerpad.” If you're selling to a cash buyer, make sure you get multiple offers to compare.

Opendoor is more transparent about fees

Mark Spain doesn’t share information about its fees, either online or when we asked the company directly. To know its fees, you have to provide a phone number and address so an agent can contact you. Many real estate companies are more upfront about their commission rates.

Opendoor is more transparent about what it charges. Its service fee is 5%, and there's no cancellation fee. Closing costs vary, but they’re usually around 1%.

Repair costs are harder to estimate because they can vary widely, but most customers still get more money from an iBuyer than a typical investor.

Mark Spain may try to push you into listing

Past reviewers have claimed that Mark Spain promised to provide a guaranteed cash offer, but during the initial appointment, their assigned agent pressured them into listing instead.

For example, a review posted to the Better Business Bureau on April 21, 2025 provided this description of Mark Spain's Guaranteed Offer program:

I contacted **** Spain for a cash offer.. The agent started talking about a listing and showings. I brought up the guaranteed cash offer mentioned in the ad..She said we try to get you an offer.. If there are no offers then we will list it as a house for sale.. In order to get a cash offer I must sign a listing agreement, agreeing to sell my house thru *** real estate services. In other words they are just looking for houses like any other real estate company, only they use very deceptive ways to get a listing."

While listing with an agent on the open market isn’t a bad idea — and is usually the best way to get the most for your house — you shouldn’t feel pressured into doing it. Even if Mark Spain can't buy your house, you may find other buyers who will. Shop around to see what other cash home-buying companies can offer before signing anything with Mark Spain. And, if you do decide to list your house, consider working with a realtor offering better-than-average commission rates.

Opendoor is more widely available

Opendoor serves 50+ metropolitan areas across 26 states and Washington, DC. Mark Spain is a regional broker in the Southeast that serves 13 metropolitan areas in 7 states. Opendoor operates in almost every market that Mark Spain operates in, so if you're in the Southeast, you can likely choose either one.

Mark Spain vs. Opendoor: How they work

Mark Spain Real Estate and Opendoor both claim they can make a cash offer on your home if you need to sell quickly. However, as an iBuyer, Opendoor purchases homes outright, while Mark Spain doesn’t. Instead, Mark Spain matches you with a realtor who presents offers from other cash buyers.

Customers reviews indicate that Mark Spain may even present an offer from Opendoor if you're in one of their service areas. However, there's no requirement to work with an agent when selling to Opendoor. If you do accept an iBuyer's offer through Mark Spain, you'll pay a standard realtor commission on top of any service fees.

Mark Spain pairs sellers with a real estate agent to present options

Mark Spain Real Estate is a real estate brokerage headed by Mark Spain, a real estate agent who previously worked with Keller Williams. The brokerage was founded in Atlanta in 2016 and has grown rapidly, with offices in major cities throughout the Southeast. It’s repeatedly been named one of the fastest growing companies in America by Inc. Magazine.

Mark Spain offers a range of real estate brokerage services, primarily for sellers. These services include Guaranteed Offer, Market Listing, and Find a Home. It also offers HomeNow, a home rent and lease program.

Opendoor makes direct cash offers on homes

Opendoor was founded in San Francisco in 2014. It was one of the first iBuyers, and it's become the largest iBuyer in the country.

The company has a number of options for sellers, including its standard iBuyer service (Sell to Opendoor), third-party cash buyer service (Opendoor Exclusives), and home trade-in service (Buy & Sell) for those who buy and sell with Opendoor at the same time. It also offers off-market homes for buyers and title insurance.

Offers

Opendoor typically pays slightly less than market value

During the early 2020s, iBuyers like Opendoor gained a reputation for paying at or even above fair market value for homes. But since the housing market has cooled, so have their offers.

"Before 2022, iBuyers' offers were competitive," explains Christopher Trumbach of Florida Prestigious Homes. "They were coming in close to market value, or at least what the sellers were looking for. But when the market changed, they started slashing the numbers. So now, the way the market is here, I've not really had anybody motivated to go with the iBuyers."

Our team recently analyzed more than 400 homes purchased by Opendoor between 2023 and 2025. The data from these properties shows that, on average, Opendoor pays 8.79% less for homes than it eventually resells them for. Using the resale price as a gauge of market value, a seller with a home worth $500,000 on the open market can expect to leave about $43,950 on the table selling to Opendoor.

Average purchase price vs. resale price on Opendoor properties

Average purchase price	Average resale price	Average price difference
$338,560	$366,844	$26,376 (8.79%)

Mark Spain doesn't make direct offers

While Mark Spain advertises a strong cash offer with the ability to close in just 21 days, that offer doesn't actually come from Mark Spain. Typically, it comes from either an iBuyer like Opendoor or a local 'we buy houses' company. Therefore, the strength of your offer will depend on the buyers your realtor reaches out to on your behalf.

While Mark Spain advertises a 'best offer in town,' past customers have reported being lowballed by investors or pressured into signing a listing agreement — which you should never have to do simply to see what a cash buyer would offer for your home.

Getting offers from a 'we buy houses' company or iBuyer like Opendoor is always free, and you're under no obligation to accept one. A free offers marketplace like Clever Offers can help you gather multiple competing offers and increase your chances of receiving a fair cash offer — with no added fees or obligation.

Fees and other costs

Mark Spain charges a standard realtor commission

Mark Spain charges home sellers a standard realtor commission — whether you list with a Mark Spain agent or request a cash offer.

In a typical cash offer scenario, you can avoid paying realtor fees, since you'll be dealing directly with the buyer.

While selling directly to a cash buyer nets you less money than you’d make on the open market, the process is typically faster and a lot more convenient. You can sell your home in its current condition, close in as little as 1-2 weeks, and even leave unwanted furniture behind. Many investors also cover closing costs.

Accepting a guaranteed offer from Mark Spain Real Estate doesn’t fit the same mold. Instead of cutting out the middleman, a Mark Spain cash offer ensures an agent gets a cut of the deal. While some sellers appreciate having a realtor walk them through their options, others are put off by the lack of transparency over the process and fees. 

Mark Spain doesn’t disclose the exact percentage you’ll pay to your agent, but reviews on the Better Business Bureau indicate you'll pay 3%, which is at the higher end of the industry average (2.5-3% of the home sale price). By contrast, many top-rated brokerages charge lower realtor fees of just 1–2%.

Opendoor charges a 5% service fee

Opendoor charges a service fee of 5% for its iBuyer program. Closing costs are typically around 1%, but they can vary. There's no cancellation fee if you back out of the deal before closing.

If you decide you want to stay in your house after closing, you can do so for up to 17 days with Opendoor’s leaseback option. However, you'll be charged a daily rate in line with your home's rental value in your market.

Repairs can be especially costly when selling to Opendoor, and reviews indicate they could lower your initial offer by tens of thousands of dollars. However, not everyone has this experience, and plenty of sellers say the costs are reasonable given the work needed on their homes.

Opendoor will quote you a fee for repairs in its final offer, but the repairs may not be itemized. You can still walk away from Opendoor’s offer once you get a repair quote, but if you move ahead, the entire amount will be deducted from your proceeds at closing.

Customer reviews

Mark Spain reviews are positive, with some complaints about its Guaranteed Offer

Mark Spain reviews are generally positive. The company has a 4.61 average rating across 5566 online reviews.

However, most of the positive reviews are from customers who listed with Mark Spain on the open market. We found that reviewers who tried to use the Guaranteed Offer program were less likely to have had a positive experience, citing misleading advertising and lower--than-expected offers.[1] [2] [3]

❌ Some Guaranteed Offers customers felt pressured into listing

Many customers who contacted Mark Spain for its Guaranteed Offer program claimed they never received a cash offer and were pressured into listing instead.

One customer said, “This company was a nightmare. My husband and I reached out to them due to offering a guaranteed cash offer. We needed to sell and relocate quickly for work. Never got a cash offer. We were coaxed into putting the house on the market.”

In the past couple of years, many iBuyers have been struggling. So it wouldn’t surprise us if Mark Spain is pulling back on its Guaranteed Offer program, at least in markets where it may no longer be profitable.

❌ Customers report that cash offers are far less than market value

While Mark Spain claims that its offers are “the most competitive” in the industry, we found customers who felt differently.

As this reviewer said, “MS does not offer the cash themselves. They have 'Investors' who will gladly take your property and in my case, $120,000 less than the asking price.”

iBuyers and cash buyers almost always offer less than market value in exchange for the convenience of a quick sale. But you should still compare all your options before choosing Mark Spain. Even if you decide that selling to a investor is the best option for you, getting offers from multiple cash buyers ensures you’re not leaving money on the table.

✅ Many customers praise the quality of Mark Spain agents

While we had trouble finding positive reviews of Mark Spain’s Guaranteed Offer program, there were lots of positive reviews for individual agents.

For example, these customer reviews are typical of many:

“Mark Spain sent a great agent ... to us, and we could not have been happier. He spent a lot of time with us and answered all of our questions. He helped us pick a great price and we got more than we even expected.” — Daniel G., Google

"Colin was great to work with. We went through the cash offer process, which did not work out for me. He gave me time to get my home in order to go to market with continuous support. Once on the market, Colin worked well with agents looking at the home and provided fair negotiations, ultimately leading to the sale of my home at full asking." — Anonymous, Zillow

Agent quality is one of the most important factors when buying or selling a house. Interview multiple agents before choosing one — and be sure to look into realtors offering more competitive commission rates. The quality of your realtor is more important than the brand they work for. Their local knowledge and experience go a long way toward helping you meet your real estate goals.

Opendoor reviews are mostly positive, with some complaints about repair costs

Opendoor reviews are also good overall. The company gets especially high marks for its convenient process, which removes a lot of the hassles of selling a house the traditional way (preparing the home for sale, vacating for showings, etc.). Opendoor complaints tend to revolve around final offers being lower than initial estimates. Buys also complain about the renovation quality on homes Opendoor has bought and resold.

❌ Buyers complain of bad repair jobs

Many reviews said that Opendoor’s repair jobs left a lot to be desired.

This reviewer’s complaint was fairly typical: “I was told by the realtor that opendoor recently painted the home and put down new floors but once the sale was completed and I moved in noticed the tiles are peel and stick and the paint job is the worst I've ever seen. I don't know what paint was used to paint the interior of the home but it's clearly the cheapest paint they could find.”

If you’re buying a home from Opendoor, look out for hasty repairs or deeper problems that only have a cosmetic fix. We suggest viewing Opendoor homes in person and with your own agent, who can better spot potential issues with the house.

❌ Opendoor’s final offer is often significantly reduced from its initial offer

Many sellers accused Opendoor of making them highly attractive initial offers, only to lower them by tens of thousands (or even more) after an initial inspection.

As one customer said, “They first offered a decent offer, then after they come, they lower the offer. Then add a huge amount for repairs which were not needed.”

If you get an offer from Opendoor, know that it could be significantly reduced. You have no obligation to accept an offer.

✅ Selling to Opendoor is usually easy and hassle-free

Opendoor gets high marks for its ease of use and customer support.

This customer said, “Opendoor made it very easy to show my home, proceed through closing, and sell my home with minimal effort. They were extremely professional and I felt they were by my side every step of the way. Anytime I had questions, I knew I could call and get answers.”

The main advantage of selling to an iBuyer like Opendoor is convenience. Generally, sellers who sold directly to Opendoor were happy with their experience and relieved that they were able to close so quickly. While such convenience does come at the expense of a lower offer, it may still be the best option for you if you need to sell your house fast.

✅ Offers are fair given the convenience

Other reviews, such as this one from Trustpilot mention that, while Opendoor may not give you as much as you could sell for on the open market, offers are generally worth the convenience:

"For me, the cut they take off of the price of your home is well worth the hassle they remove from the process. I was able to set the date that we closed, not have to worry about preparing for showings, I didn't have to worry about how long it would be on the market before sale, and I was able to put that time and energy into planning the rest of my move."

Availability

Mark Spain operates primarily in the Sun Belt

Mark Spain Real Estate operates in major cities, primarily in the Southeast. It has expanded rapidly from its home base in Alpharetta, Georgia, and currently operates in the following locations:

• Alabama: Birmingham
• Florida: Jacksonville, Orlando, Tampa
• Georgia: Athens, Atlanta
• North Carolina: Charlotte, Greensboro, Raleigh
• South Carolina: Greenville
• Tennessee: Chattanooga, Nashville
• Texas: Dallas–Fort Worth

Some services may not be available in all locations.

Opendoor operates in major markets in 26 U.S. states

Opendoor operates in 54 metropolitan areas in 26 states and Washington, DC. Not all services, such as List with Opendoor, are available in all markets.

Opendoor expanded rapidly during the housing boom that followed the COVID-19 pandemic, but growth has slowed after peaking in 2022. However, it has announced that it plans to begin expanding again in 2023.

Alternatives to using Mark Spain or Opendoor

Sell to another cash home buyer

Selling to Mark Spain or Opendoor isn't the only way to sell your house fast for cash.

Some cash buyers, like We Buy Ugly Houses, have less stringent purchasing criteria than Mark Spain or Opendoor. They may be a better option if you have a hard-to-sell home, such as a distressed property or one in foreclosure.

Offers can vary a lot from one cash buyer to another. This is why it's important to shop around.

📍 Find the best cash buyers near you

Our research team has evaluated more than 3,700 companies to find the best cash home buyers across the United States.

If you're looking for the best companies that buy houses for cash in your area, check out our comprehensive rankings for all 50 states and Washington, DC.

List on the MLS and use a cash offer as backup

Cash buyers and iBuyers provide speed and convenience, but even the best buyers offer less than you'd get on the open market.

Unless you need to sell right away, you should try to list your house on the MLS with a real estate agent — preferably one that offers a low real estate commission. Many agents have strategies for selling on a tight timeline and may even already know buyers who are looking for a particular type of property.

For added security, you can use a cash offer as a backup. As Barry Richards, Principal Broker at EXIT Realty Garden Gate Team in Springfield, Tennessee, says: “You're going to get the most money when you have people compete with each other, and that's going to happen when you list on the MLS. But you can use that iBuyer's offer as a baseline.”

We suggest finding an agent who understands that you need to sell fast, so the listing agreement can include a termination date that’s sooner than normal. If they can’t sell by that date, you can then sell to a cash buyer instead.

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