Opendoor Reviews: Can You Still Get a Fair Offer?

When you want to avoid the hassle of a traditional listing, Opendoor offers a convenient alternative. As the nation's largest iBuyer, Opendoor can purchase your home as is and close on your timeline — no need for repairs, showings, or lengthy negotiations.

But Opendoor's convenience comes at a cost:

• An analysis of more than 400 recent Opendoor property records found that the company paid an average of $26,376 less for homes than it eventually resold them for
• Opendoor also charges a 5% service fee and deducts the full amount of its repair estimate from your closing proceeds — meaning you may get substantially less money from Opendoor than you initially thought.

If you want to avoid the traditional listing process without giving away your equity, we recommend starting with a free offers marketplace like Clever Offers, which helps you compare multiple offers from iBuyers and other sell-fast solutions. You’ll get competing offers—fast—and potentially walk away with thousands more in your pocket. Answer a few simple questions to see which offers you qualify for, and sell in as little as 7 days for the highest cash price.

Who does Opendoor work best for?

✅ Opendoor is ideal when:

• You have a home in good condition and need to close quickly
• You don't want to deal with repairs or showings
• You're willing to sacrifice profit for flexibility and convenience
• You're looking for a backup offer in case your home doesn't sell in certain timeframe

🚫 Opendoor may not be a good fit if:

• You're looking to maximize your sale price
• You're not under any particular time constraints
• Your home doesn't fit Opendoor's purchase criteria (built before 1930, in a flood zone, etc.)
• Your home has liens, title issues, or needs major repairs

Opendoor works best for home sellers who want to skip the hassles of a traditional home sale — and are willing to part with some of their profit to do it. The company offers flexible close dates and also pays closer to market value than traditional house flippers.

However, Opendoor does charge a 5% service fee and deducts for repairs. Customers also complain that final offers are lower than initial estimates — often by tens of thousands of dollars.

"For my situation, I needed to sell fast and the offer they gave me was about $8K below what I would have listed it for (spoke to 3 realtors)," said a Reddit user who sold his home to Opendoor in January, 2024. "I did it for speed, convenience, and no showing or waiting on buyers hassle, while understanding that I will have to bite the bullet on a few thousand [dollars] and that's what ended up happening."

If you have a home that needs significant work or need to get your home's full asking price to secure a new house, selling to another company that buys houses for cash or listing with a realtor (particularly from a brokerage offering competitive commission rates) may be a better alternative.

Opendoor customer reviews

Source	Average Rating	Review Count
BBB	1.1	173
Google	1.3	65
Reviews.io	4.4	3,414
Trustpilot	4.6	635
Zillow	4.6	74
Weighted Average:	4.3	4,361

Customer reviews for Opendoor are a mix of positive and negative. Overall, the company maintains an average rating of 4.26/5 across 4,361 total online reviews.

While some customers find the convenience of selling to Opendoor worth it, others complain of disappointing offers and excessive repair fees that significantly lower their net proceeds.

Here are the most common themes from Opendoor reviews.

Positive themes from Opendoor reviews

✅ Hassle-free selling process (45% of reviews)

Several reviews from past home sellers praise the ease and convenience of selling to Opendoor.

For example, reviews.io user Crystal had this to say about selling with Opendoor: "My experience couldn’t have gone any better. The process with Opendoor was exactly what I was looking for. I needed a quick sale, sold as is, and without me having to do any repairs…and that’s exactly what I got!"

This seller shared a similar experience: “I was working a full-time job and building a new home (personally). I did not have time for a real estate company and dealing with an agent, showings, and all the things that go into that. Opendoor made it very easy to show my home, proceed through closing, and sell my home with minimal effort.”

✅ Fair offers when measured against the convenience (22% of reviews)

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."

This customer felt similarly, stating:

"With the uncertainty of the housing market, I felt Opendoor's offer was really fair. Not having to do repairs, deep cleaning, or open houses was a huge weight off for me. I loved choosing my close date. They made it incredibly simple. They even sent a mobile notary to me to sign the papers, very convenient and simple. I just had to empty the house and submit my photos. I got a confirmation and the money in my bank on my close date. Might not be for everyone, but it was perfect for me."

✅ Good communication and professional service (22% of reviews)

Other positive Opendoor reviews say that customer service was responsive and quickly addressed any issues.

For example, this seller appreciated that “everyone was very professional and was there whenever I needed any assistance.” Another said, “My contact was amazing and very communicative. Professional and no-pressure style.”

Opendoor complaints

❌ Offers that are lowered or rescinded altogether (19% of reviews)

Many Opendoor reviews from sellers mention final offers being well below initial offers.

For example, this reviewer said, “I was given an initial quote that was around market value. Went through all the steps and when the final offer came in it was over $100,000 less than the initial amount.”

In December 2023, Trustpilot user Donna H. reported a final offer that was only half of the initial estimate: "Their original estimate for my home was $257k–297k. After I meet with one of their representatives the actual offer was $162k. They wasted my time and mislead me."

Some customers, like this home seller on Trustpilot, also mention offers that are taken off the table late in the game, resulting in wasted time and lots of added stress.

"Just about two weeks before the scheduled closing, Opendoor left me a voicemail saying they cancelled the contract because they have concerns about being able to resell the house. The contract included a 10 day due diligence period but Opendoor cancelled more than 10 days after the contract was signed. They breached the contract."

A few reviewers even go so far as to claim false advertising on Opendoor's part after their actual offers end up being much lower than the initial range provided. On Trustpilot, reviewer Donna H. had this to say:

'Their original estimate for my home was $257k-297k. After I met with one of their representatives the actual offer was $162k. They wasted my time and mislead me. Not worth my time."

❌ Inflated repair costs (14% of reviews)

Reviewers like Robert B. from Trustpilot note shockingly high repairs costs from Opendoor: "I received an initial offer from Opendoor, and it was low, but I figured the virtual walk through would help raise it. Not only was the final offer $10,000 lower than the initial, they added $50,000 in repairs and cited "market conditions" as to why it was lower.

To add insult to injury, some sellers, like Charles Nickum on Trustpilot note that Opendoor doesn't actually make all of the repairs it charges for before relisting the house:

"The big issue I have is the repair cost estimate. We sold the house and 2 weeks later its on the market for 32k more, which I don't mind at all. I just know they didn't spend what their repair cost estimate was based on the pictures. I also remember the agent telling me if the repairs came in lower its possible we might get money back. It's after closing now so I don't see that happening."

❌ Low-quality renovations and difficulties negotiating (59% of buyer reviews)

Home buyers tend to have poorer experiences with Opendoor than sellers. Reviews from buyers note unjustifiably high prices that Opendoor refuses to negotiate and shoddy workmanship on repairs.

For example, this buyer claimed, “After [Opendoor was] refusing to negotiate on price and not disclosing any issues on the house, we paid near the top of the appraised value for a house from the 70's and so far it's ended up having extensive severe termite damage, live termites, leaky pipes, and poorly installed new flooring that isn't level and is breaking apart.”

Google user Steve L. shared a similar experience:

"The place I bought was nice but I paid top dollar for it. I get the impression that they use the cheapest possible contractors who do shoddy work. I had to replace the AC unit, water heater, garbage disposal, faucets, disposal, washer, dryer, refrigerator. I also repainted. All in the first 3 months. [...]They skimp on everything. They would not pay for a home warranty. If you have to buy from them assume worst and factor that into your bid."

If you're viewing an Opendoor property, find a real estate agent who can help you spot potential problems, and get a thorough home inspection before closing.

In-depth Opendoor review

Service Quality: What is it like to work with Opendoor?

Review after review for Opendoor mentions its efficient, stress-free selling process. You can get an offer within 48 hours of submitting your property information online and close in as little as 2 weeks (or take as long as two months, if you need time to find a new place).

While Opendoor requires a home inspection before making a final offer, it can be completed mostly by phone and video. The exception is the exterior inspection, which involves a company representative or two examining your property's outdoor features like roof, structure, and AC unit. If you don't like the final offer amount, you can cancel the contract without penalty.

Closing with Opendoor is also simple. You provide any needed documents (like your current mortgage) by email and sign the paperwork electronically. On moving day, you send photos of the property's move-out condition, and Opendoor deposits funds into your account within a day or two.

The main question for sellers to weigh is whether the level of convenience offered by Opendoor is worth a lower sale price.

Offer quality: Does Opendoor make good offers?

As a general rule, Opendoor pays more than your average house flipper, but still far less than what a seller could get on the open market.

To get a realistic picture of how Opendoor's offers compare to market value, our team analyzed 409 homes bought and sold by the company between May 2023 and June 2025. Here's what we found:

• On average, Opendoor sells homes for about 9% more than it pays.
• On a home priced at $338,560 (the average paid by Opendoor), that represents $26,376 that you're essentially giving away for the convenience of a quick, hassle-free sale.

How much does Opendoor pay for homes?

Opendoor fees and other costs

Opendoor fees include a 5% service charge, plus traditional closing costs of about 1%. But you also need to pay for repairs, which can vary substantially. In fact, several Opendoor reviews complain about repair costs being several thousand dollars, substantially lowering the final offer.

In February 2024, Google user Jon Baugues had this to say about Opendoor's repair costs:

"As many others have said you get an initial 'offer' that according to them can go up or down. But yet only goes down. Plus, they have 30k in repair costs that are deducted that they are unable to itemize except saying paint and flooring. They lowball you while technically keeping the purchase price higher so their comps remain high. Way better options than selling to them."

For Bradley Carpenter, who sold his home to Opendoor in 2022, the company's repair fees were about $7,000 — just over 3% of the offer price.

However, Carpenter negotiated by showing Opendoor a competing offer from Offerpad. Over Zoom, he told us, “I sent [Opendoor] the Offerpad offer, and I said, ‘Hey, Offerpad offered me $3,000 more than you. Are you guys willing to come up a little bit?’ As a result, Opendoor reduced their bill for repair fees by $3,000."

If repair costs seem high to you, you can try to negotiate or reject the offer without penalty.

Credibility: Is Opendoor legitimate?

Founded by Eric Wu in 2014, Opendoor is the largest iBuyer in the U.S. It currently operates in over 50 metros across the U.S. — purchasing about 1,200 homes a month, down from nearly 6,000 per month at its purchasing peak in August, 2021. It also has 4,361 mostly positive reviews from customers.

Opendoor shows a fair amount of transparency when presenting its offer, which includes its calculations for your home value as well as fees and closing costs. The report details the price of comparable homes that have sold recently in your neighborhood. It also accounts for unique aspects of your home that could affect value, such as a finished basement, proximity to quality schools, and walkability to shopping or public transit.

The home assessment also includes repairs needed before Opendoor sells the house, and how the costs of these repairs will affect your home's sale price. However, sellers have complained that Opendoor's repair deductions are out of line with realtors' assessments of the work that needs to be done on their home.

A few customers have even claimed false advertising when the advertised offer range ends up being much higher than the actual offer from Opendoor.

Opendoor vs. alternatives

Opendoor competitors include other iBuyers like Offerpad, buy-before-you-sell services like Homeward, and investors that flip homes for a profit.

While iBuyers tend to pay closer to market value than traditional 'we buy houses' companies, they operate in limited markets and typically don't buy homes that need a lot of work or have financial complications like liens attached. 

Cash offer networks like Clever Offers let you compare offers from multiple cash buyers, which could get you a more competitive price for your house.

Here are some of the top alternatives to Opendoor.

» MORE: Looking for more cash buyers near you? Check out the best companies that buy houses for cash to see our comprehensive guides for all 50 states. 

How Opendoor works

Selling to Opendoor

Selling to Opendoor is a fairly straightforward process that can be done in as little as two weeks. Here’s how it works.

Opendoor purchase criteria

Opendoor has narrow standards for the homes it buys. Your property needs to be:

• In fairly good condition
• A single-family home or townhome (condos and duplexes are accepted in some areas)
• Constructed after 1930
• Worth under $1.4 million (ideally $100,000–600,000)
• With clear ownership
• Owner-occupied or vacant at close

Distressed or hard-to-sell properties tend not to qualify. For example, Opendoor doesn't purchase properties that:

• Are in foreclosure or short sale
• Are damaged by fires, floods, or natural disasters
• Use septic systems
• Contain unpermitted additions
• Are in a flood zone
• Contain dated building materials
• Have significant structural or foundational issues

Even if your property meets Opendoor’s criteria, there’s no guarantee the company will make a cash offer. Other factors, like local market conditions, also determine whether Opendoor will buy your house.

Opendoor’s cancellation policy

According to Opendoor's website, you can cancel your contract at any time before closing.

There's no penalty for canceling the sale. Opendoor's main competitor, Offerpad, charges a 1% cancellation fee.

Buying from Opendoor

The process of buying from Opendoor is similar to that of buying the traditional way. However, you'll be negotiating directly with Opendoor — and buyers often express frustration with the lack of flexibility on Opendoor's part, even when buyer's bring serious concerns to the table following an independent inspection.

Customers also note hiccups and delays in the closing process when buying from Opendoor, as well as Opendoor's failure to disclose issues with homes that they are selling.

Here’s how buying from Opendoor typically works.

Other Opendoor services

Aside from instant cash offers, other Opendoor services include title insurance and financial services through its partnership with Lower. Because of market conditions, a few Opendoor were discontinued, such as Opendoor Home Loans.

Offer Lock

As an alternative to selling directly to Opendoor, Offer Lock allows you to 'lock in' your cash offer for 30 days while you list your home the traditional way with an Opendoor partner agent. (Typically, Opendoor’s final cash offer expires after 5 days.) If you get a better offer from a traditional buyer, your agent will support you through the usual selling process. If not, Opendoor's offer is there for you to fall back on.

Offer Lock is available to anyone who lists with an Opendoor partner agent and whose home qualifies for a final cash offer.

OS Title

In 2019, Opendoor acquired OS National, a national title insurance company that serves as its preferred title and escrow partner.[1].

Opendoor FAQs

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