Opendoor Competitors: Is There A Better Alternative in 2025?

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By Katy Baker Updated June 19, 2025
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Edited by Steve Nicastro

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Opendoor is the nation's largest iBuyer. It operates in major cities across the U.S. and buys more homes than any other iBuyer by a wide margin — especially now that top competitors like Zillow Offers and RedfinNow have shut down.

In exchange for a convenient, all-cash sale — no showings, home prep, or repairs required — Opendoor charges a 5% service fee, plus closing costs and variable repair deductions. As a result, your final offer from Opendoor may be significantly lower than your home’s fair market value.

If you’re considering selling to an iBuyer like Opendoor, you have legitimate alternatives. Options include other iBuyers as well as buy-before-you-sell services and offers marketplaces like Clever Offers.

Top Opendoor competitors

Company
Customer Rating
Type
Best for
Best overall
Compare Offers
On listwithclever.com
4.9
4132 reviews
Offers marketplace
Multiple offers, vetted investors
Compare Offers
On listwithclever.com
Flexible options with perks
View Details
3.9
2,679 reviews
iBuyer
Flexible options with perks
Tap your equity to move, then sell
View Details
4.8
954 reviews
Buy-before-you-sell
Tap your equity to move, then sell
Get cash upfront, list for additional upside
View Details
4.5
1,335 reviews
iBuyer
Get cash upfront, list for additional upside
Equity advance to up or downsize
View Details
4.4
746 reviews
Buy-before-you-sell
Equity advance to up or downsize
Compare cash offers vs. listing
View Details
4.2
1005 reviews
Offers marketplace
Compare cash offers vs. listing
Best overall

Clever Offers

Compare Offers
On listwithclever.com
4.9
4132 reviews

Customer Rating

4.9/5 (4,132 reviews)

Service Fee

None

Time to Close

Varies

Why We chose it

Pros and cons

Specifics

Clever Offers helps you find and compare offers from leading cash buyers in your area — all with a proven track record of ethical dealings with home sellers. 

Because Clever's network includes local/national investors, iBuyers, and agents with experience listing homes as is, you get a range of offers to choose from — including alternative deal types that deliver a higher payout over time. 

The 5-star rated company gets top marks for helping you make an informed decision without pressuring you to move forward. See our full Clever Offers review.

Pros

  • Multiple competing cash offers
  • Vetted investors with proven success/funding
  • Explore alternate offer types that may fetch a higher price

Cons

  • Some deal types have longer timelines
  • Cash offers may still be below market value

Offer Process: After a brief discussion about your property, Clever walks you through your options and reaches out to buyers who can offer a solution. Buyers contact you directly with offers, which you can accept or reject without obligation. Clever provides full support through closing to resolve any concerns or questions. Learn how Clever Offers works.

Closing Timeline: Most cash buyers can close in 1–3 weeks, but will work with you if you need longer. Some deal types may have longer closing timelines.

Fees and Costs: Clever's service is free for sellers - investors pay Clever a small percentage of the final sale price if a deal closes. If you opt to list your house instead, you can save on realtor commissions through Clever's top-rated agent network.

Purchase Criteria: Almost any property is eligible, since Clever works with multiple types of cash buyers.

Locations: Clever Offers is available nationwide, but offer selection may be limited in more rural areas.

Flexible options with perks

Offerpad

Learn More
On listwithclever.com
3.9
2,679 reviews

Customer Rating

3.92/5 (2,679 reviews)

Service Fee

5%

Time to Close

8–90 days

Why we chose it

Pros and cons

Specifics

As an iBuyer, Offerpad stands out for its perks, including free local moves and a 3-day grace period to wrap up your move after closing.

You can choose between listing with an agent and getting a cash advance for home prep/repairs or taking a competitive cash offer with flexible closing dates, ranging from 8–90 days.

If you accept a cash offer, be prepared for relatively high repair costs — which customers report can substantially reduce your final offer. See our full Offerpad review.

Pros

  • Free local moves/3-day grace period after closing
  • Flexible options (cash offer, listing w/ free home prep)
  • Very flexible closing timeline (8–90 days)

Cons

  • 5% service fee + 1% cancellation fee
  • Strict purchase criteria
  • Repair costs can greatly reduce offers

Offer Process: To get an Offerpad cash offer, you submit information about your home online, including details like square footage, age, layout, and desired closing date. Within 24 hours, you'll receive an initial cash offer, contingent on a home inspection. You have 4 days to accept. See how Offerpad works.

Closing Timeline: If you accept Offerpad's initial offer, they schedule an inspection within 15 days. After the inspection, you get a revised offer factoring in repair costs. You can pick a closing date within an 8–90 day window.

Fees and Costs: Offerpad charges a 5% service fee on the offer price. You'll also pay standard 1-3% closing costs. If canceling after 4 days post-inspection, there is a 1% cancellation fee.

Purchase Criteria: Offerpad buys relatively well-maintained single-family homes, townhomes, and condos built after 1950, valued under $1 million, and on lots up to 1 acre. They don't buy homes with significant issues.

Locations: Offerpad operates in 24 metro areas across AZ, CO, FL, GA, IL, IN, KS, MO, NV, NC, OH, SC, TN, and TX.

Did you use Offerpad? Leave a review for the chance to win a $250 Amazon gift card.
Tap your equity to move, then sell

Knock

Learn More
On listwithclever.com
4.8
954 reviews

Customer Rating

4.81/5 (954 reviews) reviews

Service Fee

2.25% + $1,850 loan fee

Time to Close

Varies

Why we chose it

Pros and cons

Specifics

Knock's Bridge Loan lets you borrow against the equity in your current house to buy a new home before you sell.

The loan covers your down payment, moving expenses, home prep costs (like minor repairs and staging), and ongoing mortgage payments while your house is being listed. You can also borrow up to $35,000 for home improvements before listing.

If your current home doesn’t sell within six months, you have a guaranteed cash offer to fall back on, worth about ~80% of your home's market value. See our full Knock review

Pros

  • Equity advance to buy a new house before your sell
  • Up to $35,000 advance for home improvements before you sell
  • Use your own agent and mortgage lender

Cons

  • Need significant home equity to qualify
  • Program fee is 2.25% of your home sale price
  • Ongoing mortgage costs add up if your home doesn't sell quickly

Process: Apply online to get pre-approved for Knocks Bridge Loan, based on your credit and home equity. You'll buy your new home, move in, and prepare your old home for listing with funds from Knock. Choose your own agent and mortgage lender. If your home doesn’t sell in six months, you can accept Knock’s backup offer instead. Learn Knock how works.

Fees and other costs: Knock's fees include a 2.25% service fee, plus about $1,850 in loan costs. This is on top of traditional realtor commissions and closing costs, such as title and transfer fees.

Timeline: The initial loan application takes around four days, and you'll have 6 months to purchase your new house and sell your old one.

Purchase criteria: Knock works for single-family homes, townhomes, and some condos. Homes must be in good condition, without unpermitted additions, and have a maximum list price of $1.2 million ($2 million in high-priced markets). Manufactured/mobile homes, multi-family or age-restricted properties are ineligible.

Locations: AL, AZ, CA, CO, DC, FL, GA, IL, IN, KS, KY, MD, MI, MN, NC, NE, NH, NJ, OH, OK, OR, PA, SC, TN, WA, and WI.

Did you use Knock? Leave a review for the chance to win a $250 Amazon gift card.
Get cash upfront, list for additional upside

Homeward Cash Offer

Learn More
On listwithclever.com
4.5
1,335 reviews

Customer Rating

4.47/5 (1,335 reviews)

Service Fee

7%

Time to Close

As little as 21 days

Why we chose it

Pros and cons

Specifics

Homeward is a solid choice if you want the benefits of a fast cash offer without sacrificing your home equity — or need to unlock the equity in your current house to buy a new one. 

While most cash buyers aim to buy low in order to sell high, Homeward gives you up to 89% of your home value upfront and lets you keep the additional upside on your property by listing it on the market after you accept its cash offer. 

In exchange for this convenience, Homeward charges service fees of up to 7% and deducts the costs of both its original offer and any expenses associated with maintaining your home while it's being sold.

The company maintains an above-average customer rating. However, its complicated service and fee structure have led to some customer complaints. See our full Homeward review.

Did you use Homeward? Leave a review for the chance to win a $250 Amazon gift card.

Pros

  • Get up to 89% of your home value upfront
  • List for additional upside after you move
  • Choose your own listing agent
  • Save on program fees when you bundle Homeward mortgage and title

Cons

  • Program fees cost up to 7% of your home sale price
  • Additional closing costs, realtor fees, and carrying costs apply
  • Strict purchase criteria compared to other cash buyers

Offer process: When selling, you or your agent contacts Homeward to see if you qualify. Receive a preliminary offer. If you accept the Homeward Offer, you can close in as little as 21 days. Homeward will then work with your agent to list and sell your house on the open market. Learn how Homeward works.

Closing timeline: If you’re selling to Homeward or making a cash offer on a home, you can typically close quickly — often within 21 days.

Fees & other costs: Homeward’s fees range from 1–7% and vary by program:

  • 7% to Sell to Homeward
  • 2.4% to Buy Before You Sell (1.9% if you use Homeward Mortgage to finance your new house)
  • 1.9% to Buy with Homeward (as little as 0% if you finance with Homeward Mortgage)

You will also be responsible for standard buying and selling costs, such as real estate agent commissions, closing costs, and carrying costs. Discounts apply if you use Homeward's mortgage and title services.

Purchase criteria: There are restrictions on what homes qualify. For instance, single family homes and fee simple townhomes valued between $200K - $1.7 million apply. But situations with FHA financing, unpermitted additions, multi-family dwellings, condos, and mobile homes will not be purchased.

Locations: Homeward is available in the following states: AZ, CO, FL, GA, MD, NC, OR, SC, TN, TX, VA, WA, DC

Equity advance to up or downsize

Orchard

Learn More
On listwithclever.com
4.4
746 reviews

Customer Rating

4.36/5 (746 reviews)

Service Fee

1.9% + 6% brokerage fee

Time to Close

14–120 days

Why we chose it

Pros and cons

Specifics

Orchard is a solid option if you want to try selling on the open market, but you like the certainty of having a backup cash offer. 

Its trade-in service lets you borrow the equity in your current home to make a non-contigent offer on a new one, meaning you don't have to wait for your house to sell to free up funds for a down payment and closing costs.

The downside? Orchard's fees start at 8% of the sale price. And if your house doesn’t sell on the open market, Orchard’s backup offer will be less than your house is worth. See our full Orchard review.

Pros

  • Access your home equity for a new home purchase before selling
  • List on the open market with a backup cash offer
  • Interest-free funding for home improvements

Cons

  • Total service fees around 8.4% of final sale price
  • Orchard's backup offer is significantly below market value
  • Must use Orchard-assigned agent to sell your house

Offer Process: Get an initial estimate to qualify for a home loan with Orchard, then use it to make a non-contingent offer on a new home. After moving, Orchard lists your old home. If it doesn't sell within 120 days, you can accept Orchard's cash offer. Learn how Orchard works

Timeline: You'll have flexibility in your closing timeline, but Orchard only advances 4 months of mortgage payments. You have 120 days to sell on the open market before accepting Orchard's backup offer.

Fees & Costs: Total fees are high at 9-16%, including closing costs, repairs, and service fees. Loan fees and rent could increase costs further.

Eligibility: Most single-family homes built after 1920, worth $200k-$1M ($1.5M in Austin/Denver). Condos worth $200k-$750k are also eligible.

Locations: Orchard buys homes in the following metros: Atlanta, Austin, Dallas–Fort Worth, Denver, Houston, San Antonio.

Did you use Orchard? Leave a review for the chance to win a $250 Amazon gift card.
Compare cash offers vs. listing

HomeLight Simple Sale

Learn More
On listwithclever.com
4.2
1005 reviews

Customer Rating

4.17/5 (1,005 reviews)

Service Fee

None

Time to Close

10–30 days+

Why we chose it

Pros and cons

Specifics

If you're unsure where to start, HomeLight Simple Sale helps you explore two options: Selling directly to a cash buyer or listing with an agent.

The company can get you multiple cash offers to choose from and help you close in as little as 10–30 days. However, reviews indicate that many sellers end up listing with a partner agent after finding that no investors are available in their area.

HomeLight agents have great reviews, but if you need to sell quickly — or want to avoid fielding calls from agents trying to earn your business — other alternatives may be a better fit. See our full HomeLight Simple Sale review.

Pros

  • Convenient option comparison (agent listing or cash offer)
  • Generally positive reviews (fewer for cash offer program)
  • Offers within a week, closing possible in 10 days

Cons

  • Online estimate may exceed actual investor offers
  • Complaints of excessive agent calls after requesting cash offers
  • Most reviews focus on agent matching, not cash offer program

Process: Submit your property information online and talk to a Home Consultant. HomeLight fields offers from multiple cash buyers, allowing you to compare. If you accept, you choose your own closing date. Learn how HomeLight Simple Sale works.

Closing timeline: You’ll receive your offer within a week and you can close in as little as 10 days. You’re free to choose your own closing date.

Fees & other costs: HomeLight Simple Sale is free to use and there are no commissions or closing costs associated with a cash offer. If you sell with a realtor, expect to pay a traditional listing fee of 2.5–3%.

Purchase criteria: Any property is eligible. If no investors are available to make offers, you have the option of listing as is with a HomeLight partner agent.

Locations: HomeLight Simple Sale is available nationwide. However, offers may be limited in some areas.

Did you use HomeLight? Leave a review for the chance to win a $250 Amazon gift card.

Other companies like Opendoor

Company
Customer Rating
Type
Best for
Fast sales, professional service
4.7
273 reviews
Franchise cash investor
Fast sales, professional service
Learn More
On listwithclever.com
Auction to the highest bidder in CA/TX
4.7
714 reviews
Auction site
Auction your home in CA or TX
Learn More
On listwithclever.com
Specializing in hard-to-sell properties
4.7
2836 reviews
Franchise cash investor
Hard-to-sell properties
Learn More
On listwithclever.com
Firm, fast cash offers
4.1
135 reviews
Regional cash buyer
Firm, fast cash offers
Learn More
On listwithclever.com
Fair offers for East Coast sellers
4.4
775 reviews
Regional cash investor
Fair offers for East Coast sellers
Learn More
On listwithclever.com
4.6
5566 reviews
Cash buyer and traditional listing broker
Sellers who prefer to work with an agent
Read More
On ListWithClever.com

What is Opendoor?

Opendoor is an iBuyer, a company that uses data to make automated cash offers on homes. In exchange for a service fee, Opendoor allows home sellers to avoid many of the hassles of selling a home — including repairs, showings, and negotiations.

If you’re considering selling to Opendoor, here are a few key points to consider:

  • iBuyers like Opendoor generally pay a reasonable price for homes, especially compared to fix-and-flip investors.
  • Their purchase criteria is also usually stricter — homes in need of major repairs or updating may not qualify.
  • Opendoor's 5% service fee is on par with what other iBuyers charge.
  • Opendoor also requests a repair concession, which varies based on the results of its home inspection.
  • Opendoor has mostly positive online reviews, with an average 4.2/5 rating across 4,373 reviews.

If your home meets Opendoor's purchase criteria, you'll get an offer within 24–48 hours. Once you accept the offer, you can schedule your closing date within a window of a few weeks to a couple of months, depending on your needs.

Before you close, the company will order a home inspection, often reducing their initial offer price by several thousand dollars based on their repair assessment. iBuyers also charge services fees of about 5% — comparable to a traditional real estate agent commission.

Pros and cons of selling to a company like Opendoor

Pros

Convenience. While most buyers want a move-in ready home, companies like Opendoor allow you to sell your house as is without worrying about cleaning, touchups, or repairs.

Speed. iBuyers like Opendoor can usually make same-day offers. And because they pay in cash, they can close faster than traditional buyers who need approval from a lender. Some companies can close in as few as 8 days.

Flexibility. Sometimes you need a little extra time to move. Many cash buyers give you the flexibility to choose your own closing date and offer a grace period if you need more time. Many also offer perks like moving help or the ability to leave unwanted things behind.

Certainty. Selling to a cash buyer usually means less likelihood of delays or canceled contracts due to contingencies (inspection, appraisal, prior home sale, etc.) or financing issues.

Cons

Lower sale price. Buying properties fast for cash carries a lot of risk, so iBuyers like Opendoor typically pay less than full market value — although it'll probably be more what investors might pay for your house. The tradeoff can be worth it if you value speed and simplicity over maximum profit.

Less room for negotiation. While faster and more convenient than selling your house the traditional way, there's inherently less competition when selling directly to a cash buyer. And unless you put in the work to get competing offers, selling for cash leaves little room for negotiation. Therefore, it may take some time to find a decent offer.

Your home may not qualify. iBuyers are only available in select U.S. cities and are somewhat picky about the types of homes they’ll buy. If your home is older, needs a lot of work, or has unusual features (larger-than-average lot size, higher end finishes than comparable homes in the area, etc.), it may be hard for an iBuyer to value and they may pass on it.

High service and repair fees. iBuyers like Opendoor and Offerpad charge service fees of about 5%, plus deductions for repairs — which some customers complain are unreasonable. While more traditional investors don't charge repair fees, they do factor them into the offer price.

How much do companies like Opendoor pay?

Our team recently analyzed more than 200 homes purchased by Opendoor over the past two years and found that the company paid an average of $23,000 less than it eventually resold them for — costing sellers about 6% in potential profits on a home purchased for $538,832. Sellers also paid Opendoor's service fee of 5% and undisclosed repairs deductions not reflected in the purchase price. 

Average purchase price-to-resale price for recent Opendoor listings

Avg. Opendoor purchase price$538,832
Avg. list price$592,401
Avg. resale price$561,729
Avg. price difference$22,895 (5.64%)
Source: Internal analysis of 200 homes bought and sold by Opendoor between December 2022 and September 2024. Data sourced from Bright MLS and public property records.

While our data on Offerpad is pending, Offerpad reviews suggest that customers have similar experiences receiving below-market offers with high repair deductions tacked on after a home inspection.

For a home in poor condition that may not fit an iBuyer's purchase criteria, you can generally expect to receive about 70–80% of your home's after repair value (ARV) from an investor. 

Buy-before-you-sell services can net you full market value for your home, but you'll usually pay an extra 2%+ in service fees on top of realtor commissions and standard closing costs.

Is there a better alternative to Opendoor?

Opendoor vs. Offerpad

Opendoor's best-known iBuyer competitor is Offerpad, which offers home sellers the option to accept a direct cash offer or list the traditional way using its offer as a backup. While Offerpad provides unique perks like free local moves and a more flexible closing window of 8–90 days, it has a much smaller footprint — purchasing fewer than 3,000 homes over the last year, compared to Opendoor's 15,000+.[1][2]

When comparing Offerpad vs. Opendoor, there are a few key differences to note:

Opendoor has a slightly higher customer rating, with an average 4.2/5 rating across 4,373 reviews. Offerpad has an average 3.9/5 from 2,679 online customer reviews.

Compared to Opendoor, Offerpad purchases far fewer homes directly — it instead encourages sellers to list the traditional way with an Offerpad agent, using their cash offer as a backup. 

However, the company offers a slightly more flexible closing window of 8–90 days, plus a 3-day grace period if you need a little extra time to move. It also covers the costs of local moves for its customers.

Both iBuyers pay closer to fair market value than typical 'we buy houses' companies, but they also remove the competitive element of selling on the open market — which can result in multiple offers that bid your asking price much higher. For some people, the certainty and convenience that iBuyers provide is worth leaving some money on the table.

Opendoor vs. Orchard

Rather than purchasing your home directly like Opendoor, Orchard provides a short-term home equity loan to help you buy your next house before you sell your current one. 

After you move, you'll list your old home with an Orchard agent and pay back the equity advance once it sells. That way, you can avoid paying two mortgages at once and skip the stress of trying to line up the closing dates. 

While companies like Orchard typically offer loans interest-free, they also charge program fees of about 2–3.5% on top of the usual realtor commissions and closing costs. Orchard also requires you to use their in-house agents to handle your home sale, while competitors like Homeward and Knock allow you to hire your own. 

With Opendoor, you avoid agents altogether, but you also miss out on the upside of listing your home on the open market.

Opendoor vs.  'we buy houses' companies

If your home doesn’t qualify for Opendoor's offer because of age, serious structural issues, or financial issues, selling to a 'we buy houses' company or local investor could be the right alternative.

Companies like We Buy Houses and HomeVestors give fast cash offers on less-than-perfect homes — including homes with structural problems, liens, or difficult tenants.

Like iBuyers, cash home-buying companies can usually make offers within 24–48 hours and close in as little as 1–3 weeks. You can avoid repairs and showings and won’t pay service fees, agent commissions, or closing costs either. 

On the downside, cash buyers typically pay only about 70–80% of the home’s after-repair value (what they estimate it will be worth after fixing it up). However, some investors pay more under certain conditions, so you'll want to compare multiple offers before signing anything.

Opendoor vs. Clever Offers

While Opendoor gives you a take-it-or-leave-it cash offer, Clever Offers lets you compare multiple cash offers from local 'we buy houses' companies, iBuyers, buy-before-you-sell services, and more. Getting multiple offers increases competition for your home and gives you a better chance at making the most on your sale.

Clever can also pair you with a top local listing agent to explore a 7-day MLS listing targeting cash offers. The increased exposure from the MLS could result in a much higher payout than selling to an investor or iBuyer, without the long-term commitment usually required by a listing agent. However, getting matched with an agent isn't necessary, if you'd prefer to pursue direct cash offers.

Other benefits of using an offers marketplace like Clever include:

  • Zero service fees
  • A variety of cash offer types to explore
  • Professional buyers who have already been vetted
  • A dedicated point of contact to make sure everything goes smoothly

» Compare fair cash offers from iBuyers, investors, and more to the sale price you'd get with an agent. Sell in as little as 7 days for the highest possible price.

FAQ about Opendoor competitors

Does Zillow still buy homes?

On November 2, 2021, Zillow announced that it would permanently shut down its iBuying service, Zillow Offers. From July 2021 through September 2021, Zillow Offers lost more than $420 million, which is approximately how much the company earned overall in the 12 months before July.

On an earnings call with investors, Zillow admitted that its home-buying model was flawed and that it bought too many homes at too high a price. Today, Zillow partners with Opendoor in several markets so home sellers can see Opendoor's estimated cash offer alongside Zillow's Zestimate.

What happened to RedfinNow?

Redfin shut down its iBuying program, RedfinNow, in November, 2022. At its height, RedfinNow operated in 31 markets across the US. If a home met RedfinNow’s purchase criteria, the seller could receive an offer within a few days without hiring an agent or showing their home.

However, the company's 5–13% service fees were higher than fees of better-known competitors like Offerpad and Opendoor. The service also had poor reviews from customers, with the Better Business Bureau rating it a C–.

Is Opendoor too good to be true?

Opendoor streamlines the traditional home-selling experience, eliminating the need for home showings, negotiations with buyers, and the uncertainty of whether your home will sell. It does this for a 5% fee (on top of closing costs and repair credits), which some sellers think is worth it. However, you’ll almost always make more money by selling your home with a realtor on the open market. Find out more about how Opendoor works.

Does Opendoor pay a fair price?

Opendoor pays less than what you'd get on the open market with a real estate agent. The company used to make competitive offers on homes, but our analysis of Opendoor listings shows that its offers have continually declined since 2022. Plus, Opendoor often significantly lowers its initial cash offer after it inspects a home and determines repair costs. See if Opendoor's offer is worth it.

Which is better, Opendoor vs. Offerpad?

Opendoor and Offerpad offer similar iBuying services. Both companies give sellers a fast cash offer on their home and the ability to close on a flexible timeline. They also both charge a 5% service fee. However, Opendoor generally charges less for repairs and is available in more markets, while Offerpad provides perks like free local moves and a three-day grace period if you need to stay in your house after closing. See how Opendoor and Offerpad compare.

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Our experts continually research, evaluate, and monitor real estate companies and industry trends. We update our articles when new information becomes available.

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