Opendoor caters to 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 provides fast cash offers with the flexibility to choose your own closing date. They also pay closer to market value than traditional house flippers.
In exchange for a quick, convenient sale, Opendoor charges a variable service fee (5–8%) and deducts the full amount for any repairs or improvements it thinks your home needs. While some customers find the tradeoff worth it, others complain that final offers are significantly lower than initial estimates — often by tens of thousands of dollars — forcing them to start over weeks into the process.
If you're considering a cash offer, but want to avoid leaving money on the table, consider starting with Clever Offers. With Clever, you can compare legitimate cash offers from iBuyers, local investors, and more — with no added fees or pressure to move forward. Recent sellers who compared offers with Clever saw an average price gain of +$66,735. Submit a quick form to find your best offers.
Is Opendoor worth it?
Pros
- Often pays closer to market value than a typical house flipper
- Convenient selling process and quick inspections
- Flexible closing window of 14–60 days
Cons
- Stricter purchase criteria than other cash investors
- Offers still tend to be below market value
- Variable service fee takes an additional 5%+ from your proceeds
- Opendoor also deducts the full amount for any repairs or touchups identified during its inspection
Opendoor tends to work best for home sellers who:
- Have a home in decent condition
- Don't want to deal with repairs or showings
- Need a quick (or flexible) closing
- Are willing to sacrifice some profit in exchange for a hassle-free sale
"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 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."
For other sellers considering Opendoor, the math doesn't quite pencil out.
Phoenix-based home seller Carmela James initially reached out to Opendoor in September of 2024, hoping for a quick sale. She ended up changing course after Opendoor's final offer came back significantly less than their initial estimate.[1]
"Opendoor's initial offer was somewhere in the $430,000 range," James told us by phone. However, the final offer included an $18,000 price drop. "Most of that was tied to the repair estimate … it just felt a bit higher than what I was expecting, and that really made me pause."
Rather than selling to Opendoor, James opted for a traditional sale and made only minor improvements suggested by her agent. The cost was "nowhere near what the iBuyer deducted," she told us, and she ended up selling for $465,000. "Even after the agent fees and everything, we still came out ahead by a very noticeable amount."
If you're looking to unlock your home's full market value, listing with a realtor (particularly from a brokerage offering competitive commission rates) is probably a better path.
How much will Opendoor pay for my house?
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 410 homes bought and sold by the company between May 2023 and June 2025.
- Most sellers (the middle 50%) sold to Opendoor for between 4% and 13% less than Opendoor eventually resold their home for. So if Opendoor purchased a home for $313,500 (the median paid by Opendoor), the seller could reasonably expect to see it resell for about $341,000 — a resale markup of about $27,500 (9%).
- While Opendoor typically puts some work into the home before reselling it, sellers generally cover those costs through a "condition adjustment" taken out of their proceeds at closing.
- Sellers also pay a variable service fee — historically 5%, but now more in some markets.
It's worth noting that Opendoor's offers vary widely by home. For example, approximately 9% of sellers received slightly more for their home than Opendoor eventually resold it for, while others received significantly less. However, the gap in purchase-to-resale price doesn't reflect Opendoor's service fee or condition adjustment, which are taken from the final proceeds and not reflected in the posted sale price.
Opendoor vs. competitors
Opendoor competitors include other iBuyers, buy-before-you-sell programs, and more traditional 'we buy houses' companies that flip homes for a profit.
Here are a few options worth considering.
While iBuyers tend to pay closer to market value than traditional house flippers, they operate in limited markets and typically don't buy homes that need a lot of work or have financial complications like liens attached.
Local cash investors tend to purchase homes that iBuyers won't — including those in need of a major rehab. The tradeoff with this type of company is that they need a deep discount off the purchase price in order to leave room for a profit when they flip the home. Around 70% of the home's after-repair value (ARV) — it's expected resale price after the rehab — minus repair costs, is typical.
However, you'll know the final offer amount upfront, since repairs and closing costs are already factored into the offer. There are also no service fees involved.
"We typically operate in the 65 to 75 percent of ARV range before subtracting repairs. That's consistent with the broader industry standard," explains Kyle Winblad, real estate investor and founder of Blad Boys Buy Houses in Ohio. "Some national cash buyer companies advertise higher percentages but build in higher repair estimates to compensate, so the net to the seller often ends up similar. We try to be straightforward about how we get to our number so sellers can actually evaluate it rather than just seeing a percentage that doesn't tell the whole story."
» 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.
Opendoor customer reviews
Aggregate reviews
| Rating | Reviews | |
|---|---|---|
| Overall | 4,474 | |
| BBB | 164 | |
| 65 | ||
| Reviews.io | 3,440 | |
| SiteJabber | 11 | |
| Trustpilot | 720 | |
| Zillow | 74 |
Rating distribution
Theme breakdown
Click on a theme to see related reviews.
Reviewers describe a quick, low-effort sale with no showings or repairs and a self-chosen closing date.
Sample reviews
Reviewers describe helpful, professional reps who guided them through each step, with backups always available.
Sample reviews
Reviewers describe clear explanations and prompt, consistent responses to questions across phone, text, and email throughout.
Sample reviews
Reviewers describe offers they felt were fair, worth trading some market value for speed and convenience.
Sample reviews
Some reviewers report long delays getting offers, unresponsive contacts, and trouble touring homes through the app.
Sample reviews
Some reviewers say offers came in well below appraised or market value, often dropping after inspection.
Sample reviews
Some reviewers describe initial offers cut sharply after inspection, with added repair deductions and undelivered commitments.
Sample reviews
Some reviewers cite large unitemized repair charges plus convenience and service fees eroding their final proceeds.
Sample reviews
Some reviewers report poor-quality flip work and undisclosed plumbing, roof, or foundation defects found after buying.
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What recent Opendoor customers have to say
We analyzed 1,310 recent Opendoor reviews (all reviews since 2023) across BBB, Google, Trustpilot, Reviews.io, and Zillow. Sellers generally praise the convenience and speed of the process, though complaints about lowball offers and fees are common. Buyer sentiment is far more negative, with frequent concerns about repair quality and broken promises.
What recent reviewers talk about
Sentiment analysis of 1,310 Opendoor reviews (all reviews since 2023), classified by AI
Filter by reviewer type
Click a segment to see what that group talks about most.
Top themes across all reviewers
How selling to Opendoor works
Selling to Opendoor is a fairly straightforward process that can be done in as little as two weeks. Here’s how it works.
1. Request an Opendoor preliminary offer
To get started, you enter your home address at opendoor.com and answer a few questions about your property's condition, upgrades, and features. Within minutes, you'll see an Estimated Home Value based on the information you provided and local market data. This is a starting estimate, not your final offer — that comes after a home assessment.[2]
2. Schedule an inspection
Your final offer is contingent on a home inspection, which you schedule after receiving your preliminary offer. Depending on your market, this is either self-conducted, where you photograph your home room by room using the Opendoor Key App, or an in-person walkthrough by an Opendoor team member. The assessment covers interior features, exterior condition, and major systems including HVAC, plumbing, roof, and electrical.[3]
3. Receive a final offer
After the inspection, you receive your final, adjusted cash offer within 5–7 days.[4]
The offer will show the amount deducted for repairs, which can often be several thousand dollars. It will also include Opendoor's service fee (historically 5%, but variable as of 2026) and your anticipated closing costs, which most sellers claim are pretty standard (typically about 1%).
According to Opendoor, you can cancel your contract without penalty at any time before closing.[5]
4. Sign the purchase agreement and choose a close date
If you sign the purchase agreement, you get to choose your closing date. Opendoor also lets you change your closing date as long as it’s not within seven days. Opendoor generally uses its own title insurance company, which requests documents from you via email.
You can also stay in the home for up to 17 days after closing using Late Checkout. Opendoor charges around $100–400 per day and asks for a $2,000 security deposit.
Verify the Late Checkout fees beforehand. We talked to one seller who said Opendoor allowed him to stay for seven days after closing for free.
5. Close and get paid
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.
If you paid for Late Checkout, Opendoor returns your security deposit to your account shortly after closing. It deposits the funds from the sale into your account within a few days.
Opendoor fees and other costs
Opendoor's service fee has historically been 5% of the sale price. However, as of 2026, the service charge varies by transaction and is shown in the individual offer breakdown, rather than being disclosed as a fixed percentage. Sellers also pay traditional closing costs of about 1%, plus a "condition adjustment" deducted from the final proceeds. The condition reflects both the anticipated repair costs and any concessions Opendoor anticipates having to make to the next buyer for repairs not completed.
Several Opendoor reviews complain that condition adjustments substantially lower their final offer amounts. For example, Trustpilot reviewer Charles M. had this to say about Opendoor's final offer following the home inspection: "Received a 'cash offer' for $315k, then they inspected, took 7 days to review, and updated their offer to $224k. They knew the condition of the property beforehand with pictures and all details needed."
Yolanda M., who spoke to Clever about nearly selling her Atlanta-area home to Opendoor in 2025, offers the following caution: "The initial offer isn't actually the final offer … after the inspection, everything could change." In her case, the final number after fees and repair deductions were applied came in "around 15 to 20% [lower] … it was actually quite noticeable."
Other recent reviews indicate that the variable service fee can be as high as 10%: "Further, the marketed 5% service fee is no longer correct, they added a service fee of over 10% of the transaction, not including repair or closing costs. The resulting take home was less than my mortgage balance despite having significant equity in the home."
What types of homes does Opendoor buy?
Opendoor has certain standards for the homes it buys.[2] 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
- Ideally valued at $100,000–600,000, but may be higher in certain areas
- With clear ownership
- Owner-occupied or vacant at close
- On a maximum lot size of 2 acres (1 or 1.5 acres in some markets)
Are there any homes that Opendoor won't buy?
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.
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.
Here’s how buying from Opendoor typically works.
1. Search for properties online
You can search for homes to buy through Opendoor’s website. By default, Opendoor lists all homes for sale on the local MLS. If you want to see only homes owned by Opendoor, go to the More Filters menu and check the box “Opendoor homes only.”
2. Get pre-approved for a mortgage
You need to get pre-approved for a mortgage before you can tour Opendoor-owned homes. Opendoor is partners with a mortgage provider called Lower. While Opendoor may recommend working with Lower, you have no obligation to do so. Shop around to make sure you get the best mortgage deal.
3. Tour a house with the Opendoor app
When you find a home you like, you can schedule a tour. You can self-tour most Opendoor-owned homes via the Opendoor app. Just choose a time that works best for you and tour without a real estate agent. Homes that Opendoor doesn't own typically require an agent to be present during the tour.
4. Make an offer
Opendoor offers two ways to buy its homes. You can work with your own agent to make an offer or use Opendoor Checkout to purchase without an agent at 1% below the list price. Either way, don't expect Opendoor to negotiate much beyond its listed price.
Barry Richards, Principal Broker at EXIT Realty Garden Gate Team in Springfield, Tennessee, told us that Opendoor tends to price homes high and wait until someone is willing to meet that price. He said, “They don't tend to negotiate much on whatever current price they have.”
Opendoor may recommend you use an Opendoor agent if you don't already have a realtor. You have no obligation to do so, and you can proceed with or without your own realtor.
5. Schedule an inspection and close
If Opendoor accepts your offer, you need to schedule an inspection. Past buyers have brought up serious concerns with the conditions of the homes, often discovering major issues or shoddy workmanship after the deal has closed. Opendoor's stated policy is to provide a seller's disclosure and pre-listing inspection report on every listing page.[6] However, the company also notes that pre-listing inspection reports aren't available for every property and customer reviews suggest these documents are not always available or complete in practice.
In response to poor reviews from home buyers, Opendoor rolled out new buyer benefits in October 2025, including a 100-day home warranty and a 7-day "test drive" allowing buyers to move in up to a week early and cancel the sale if they don't love the house. However, seven days may not be enough to identify hidden issues, such as mold or deferred maintenance covered up by aesthetic improvements.
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.
After you sign the agreement and finalize the inspection, you can choose your close date.
Other Opendoor services
Aside from instant cash offers, other Opendoor services include title insurance and financial services through its partnership with Lower. A few former Opendoor services, such as Opendoor Home Loans and Offer Lock, have been discontinued.
Cash Now, More Later
Cash Now, More Later (formerly Cash Plus) is Opendoor's latest selling option combining an upfront cash sale with an open market listing, allowing sellers to cash in on additional upside once Opendoor renovates and resells their home.[7]
With this option, Opendoor will still purchase your home for an initial cash price, keeping a reserve for the amount needed to renovate and resell your home. Once you move out, Opendoor will prep the home for sale and put it on the market, working with a partner agent to get it listed.
Once the home sells, Opendoor will subtract their fees, fix-up costs, and other expenses (such as brokerage fees) related to the home sale before handing you a second check for the remaining amount. However, if the resale value doesn’t exceed Opendoor’s all-in costs, you may not get a second payout.
The fee for cash plus is variable, based on your home's condition and location.
Home seller Carmela James weighed Cash Now, More Later against Opendoor's standard cash offer. The upfront amount was "maybe around $8,000 to $10,000 lower … with the chance to make more later if they resell it at a higher price," she told us. "But the second part isn't always guaranteed … I didn't really love that uncertainty. I preferred knowing exactly what I was getting upfront."
OS Title
Aside from its cash offer products, Opendoor offers integrated title insurance and escrow services through its subsidiaries. In 2025, Opendoor provided title services on over 80% of its home transactions. The company also partners with Lower for mortgage services. A few former products, such as Opendoor Home Loans and Offer Lock (Opendoor's traditional listing option with a backup cash offer) are no longer offered.[8]
📍 Where is Opendoor available
Opendoor is currently active in major markets nationwide. Select your state to find additional cash home buyers available near you.
Is Opendoor legitimate?
Yes — Opendoor is a legitimate company that buys and sells homes in major metros nationwide. It was founded by Eric Wu in 2014 and went public on December 21, 2020.[9] However, it has struggled to maintain its strong initial growth. In 2025, the company purchased just 8,241 homes — down from nearly 37,000 at its peak in 2021.[10]
Source: Opendoor Financial Filings
In 2025, Opendoor named Kaz Nejatian as their new CEO, replacing former CEO Carrie Wheeler. In a press release, Nejatian listed his immediate key objectives for Opendoor, which included increasing the number homes purchased by Opendoor to capture more market share and improving profitability by decreasing the time homes sit on the market. Early results suggest traction. In Q4 2025, Opendoor reported home purchases were up 46% quarter-over-quarter, and the share of homes sitting on the market for more than 120 days fell from 51% to 33%.[10]
While Opendoor is a reputable company, it has had its issues in the past. For example, the Federal Trade Commission required Opendoor to pay $62 million for misleading sellers to believe they would earn more with Opendoor than selling on the open market. [11]
Opendoor responded by saying the claims were from 2017 to 2019, and it has since modified its marketing messages.[12]
CLEVER OFFERS
Opendoor FAQs
Does Opendoor pay a fair price?
According to anecdotal accounts and limited data from public property records, Opendoor offers less than what sellers could get on the open market, although offers are highly dependent on the home itself, as well as the local market. Our team's analysis of 410 Opendoor properties bought and sold between 2023–2025 found that the company typically paid 4–13% less for homes than it resold them for, not including service fees or repair costs.
Does Opendoor negotiate?
Opendoor may negotiate under certain circumstances. For example, you can ask an Opendoor representative to re-evaluate your cash offer if you feel like the company has missed key features of your home that could affect its value. Some sellers have also had success negotiating with Opendoor by bringing them competing offers.
If you're buying a home from Opendoor, you or your buyer's agent can try to negotiate the price point, but according to Opendoor reviews, customers claim the company likes to sell close to the listing price.
Does Opendoor pay closing costs?
Opendoor does not cover closing costs for buyers or sellers. However, closing costs are disclosed with your final offer amount and are in line with the costs (title, escrow, and attorney fees, etc.) you'd pay in a typical real estate transaction.
How does Opendoor make money?
Opendoor's business model relies on buying houses and then reselling them on the open market for a profit. Opendoor also makes money with its service fee.
Which is better: Opendoor or Zillow?
Opendoor and Zillow used to be the top iBuyers in the industry. In November 2021, Zillow shut down its iBuying business.
Related reading
Article Sources
About our reviews
Our iBuyer review process includes gathering all verifiable customer reviews from 3rd party sites such as BBB, Google, Consumer Affairs, TrustPilot, and Yelp. In addition to tallying total review counts and average customer ratings, we run all available reviews through AI to identify the most common positive and negative themes mentioned across the entire review set.
Whenever possible, we also talk directly to customers, company reps, and industry professionals (such as real estate agents) who have firsthand experience with the company.
Our Opendoor reviews also include proprietary analysis of Opendoor transactions sourced from MLS data and public property records. The data set includes all available records within a two-year period where we were able to verify Opendoor as both the listing broker on the most recent home sale and buyer on the previous home purchase.
Clever Real Estate, the publisher of this review, also owns Clever Offers, which partners with investors and iBuyers across the country to provide sellers with cash offers from a network of vetted buyers. While we offer a competing cash offer product, we value editorial integrity. We give advice that we would follow ourselves or offer to family and friends. We believe in the quality and value of our offerings, but also recognize that our products won't always work for everyone, which is why Clever Offers is one of several options we present to readers seeking a cash sale. There's no pressure to work with Clever Offers or any company we connect you with through our marketplace. We want you to choose the best option for your situation, whether that's through us or not.