Offerpad and Opendoor both offer the convenience of a quick home sale, but neither pays as much as you’d get by listing with a realtor. Offerpad has some nice perks — like free stays after closing — while Opendoor is more widely available.
Reviews for both companies are fairly good overall, but complaints have increased recently. Both companies are making lower offers and becoming more selective about the properties they buy.
The biggest variable with either iBuyer is repair costs. Reviews for both companies indicate that home sellers are often disappointed with their final offers given the large sums deducted for repairs.
If you’re considering selling to a company like Offerpad or Opendoor, we recommend comparing several offers before deciding.
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.
Offerpad vs. Opendoor: What's the difference?
| Offerpad | Opendoor | |
|---|---|---|
| How they work | ❌ No longer publishes fees; must meet with a HomePro agent to discuss options | ✅ Transparent fee structure; process can be completed without an agent |
| Offers | ❓ Offers tend to be below market value, and more variable than Opendoor's | ❓ Offers tend to be below market value but higher on average than Offerpad's |
| Fees | ❌ 8% service fee, plus repairs and closing costs | ✅ 5% service fee, plus repairs and closing costs |
| Customer ratings | ❌ 3.92/5 (2,679 reviews) | ✅ 4.26/5 (4,361 reviews) |
| Perks | ✅ Free local moves, 3-day extended stay, interest-free renovation when you list | ❌ 17-day extended stay with daily fees |
| Availability | ❌ 9 states, shrinking footprint | ✅ 26 states and Washington, DC, stable footprint |
| Buyer experiences | ❌ Buyers complain about bad flips and tough negotiations | ❌ Buyers complain about bad flips and tough negotiations |
How they work: Offerpad buys fewer homes outright
Opendoor and Offerpad are best known for their iBuying services, in which they purchase homes for cash and resell them on the open market. However, both companies offer additional services besides their core iBuying service and take different approaches to working with sellers.
🤝 Offerpad now requires sellers to work with an agent
In May 2025, Offerpad shifted its service model so that sellers must now meet with a HomePro (e.g., an Offerpad certified agent) during the inspection period to go over various selling options available through the company. While customers can still request a preliminary offer online, an agent will meet you in your home to present the final offer alongside other selling options.
Current services available through Offerpad include:
- Offerpad Cash Offer. Skip the traditional listing process and sell directly to Offerpad for an 8% service fee. You can close in as little as 8 days, or stay up to 90 if needed. Service includes free local moves and a 3-day extended stay if you need more time to vacate.
- List with Offerpad: As an alternative to its cash offer, you can list with an Offerpad HomePro and use its cash offer as a backup option, good for 60 days. With this option, sellers can take advantage of Offerpad's Renovate service, wherein Offerpad handles any repairs or improvements needed to get your home 'market ready,' and you pay them back out of the proceeds at closing.
- Hybrid approach (Homeward Offer): In partnership with Homeward, Offerpad now offers a third option combining an upfront cash offer with an open market listing, giving sellers the chance to earn additional upside. However, fees for the program can quickly add up. These include 8% for the upfront cash offer, plus approximately 6% in listing fees at the close of the open market sale. Sellers also pay carrying costs (e.g., taxes, utilities, and maintenance) out of the closing proceeds from the open market sale.
- Buy with Offerpad: Buying a house with Offerpad is similar to buying a house the traditional way — except that you have the option to tour homes on your own schedule and buy directly from the company rather than working with an agent. Offerpad also provides traditional brokerage services if you're interested in touring homes outside of Offerpad's inventory. When purchasing an Offerpad-owned home, buyers are required to submit a pre-approval letter with their offer.
💻 Opendoor maintains a more straightforward iBuying model
Opendoor's business still largely revolves around it core iBuying service. Sellers can request a preliminary cash offer at opendoor.com, schedule a brief (~30 minute) home inspection to receive a final offer, and complete the transaction almost entirely online. However, sellers still have the option to list with an Opendoor Partner Agent if they'd prefer to test the market while "locking in" Opendoor's cash offer for up to 30 days.
Current solutions available through Opendoor include:
- Sell to Opendoor: Get a cash offer and pick your closing date within a 10–60 day window. After a home inspection, you'll receive an adjusted offer accounting for your current home condition, local market factors, repairs, and closing costs. Services fees are 5%.
- List with Opendoor: Sell your home the traditional way, using Opendoor's offer as a backup, good for 30 days. Sellers pay typical listing fees, which are generally 3%, plus any concession you choose to offer for the buyer's agent fee.
- Cash Plus: In 2025, Opendoor announced the launch of its own hybrid option, Cash Plus. Much like Offerpad's Homeward Offer, Cash Plus gives sellers an upfront cash offer for their home. Opendoor's team then renovates and resells their property on the open market. If the renovated home sells for more than Opendoor's all-in costs, sellers receive the additional proceeds, minus Opendoor's fees and expenses.
- Buy with Opendoor: Homebuyers can purchase an Opendoor owned home with an agent or directly through the Opendoor app at the "sticker price" amount. Buyers can also work with an Opendoor Partner Agent to buy a non-Opendoor owned home.
Offers: Both companies pay less than market value
| Opendoor | Offerpad | |
|---|---|---|
| Avg. purchase price | $338,560 | $293,436 |
| Avg. resale price | $366,844 | $324,925 |
| Avg. loss to seller | $26,376 (8.79%) | $29,346 (13.89%) |
Opendoor used to have a reputation for making higher offers than Offerpad — often up to full market value. But since the market has cooled, offers from both companies appear to have become less competitive.
"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 and 123 homes purchased by Offerpad over the past two years. The data from these properties shows that, on average, Opendoor pays closer to market value, as measured by the difference in the original purchase price vs. resale price.
However, Offerpad sells a greater percentage of homes at a loss, indicating more variability in its offers. The only way to find out for sure which company will offer the most for your home is to get offers from both.
Fees: Offerpad charges a higher fee for its cash offer
While Offerpad and Opendoor both used to deduct a 5% service fee, Offerpad recently changed its fee structure. According to a conversation with Offerpad's HomePro Assistant, its cash offer now comes with an average 8% service fee, while sellers who choose to list with Offerpad can expect to pay about 6% in listing fees.
Opendoor maintains a 5% service fee for its cash offer and charges a standard brokerage commission for its listing services.
Neither company charges a cancellation fee, but both make deductions for repairs — which can significantly lower final offer amounts.
Here’s how the fees break down on a $500,000 home sale:
| Offerpad | Opendoor | |
|---|---|---|
| Service fee | $40,000 (8%) | $25,000 (5%) |
| Repair deduction | Varies | Varies |
| Closing costs | ~$5,000 (1%) | ~$5,000 (1%) |
| Cancellation fee | None (formerly 1%) | None |
| Extended stay | Free for 3 days | $100-400/day + $2,000 deposit |
Anecdotally, Offerpad's repair costs may be steeper than Opendoor's. For example, Kansas City home seller Bradley C. told us via Zoom that Offerpad's inspection led to a $40,000 reduction in its offer, while Opendoor's reduction was only $7,000. However, both companies have received similar complaints about repair costs dramatically reducing their final offer amounts.
"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."
— Donna H., Opendoor review on Trustpilot, December 2023
“They offer you a good price for your house, make you think that everything is good. They do an inspection and fill it with items that do not cost very much, like light bulb needs replaced or 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., Offerpad review on BBB, September 2023
Reviews: Opendoor has slightly higher customer ratings
We analyzed thousands of reviews from actual Opendoor and Offerpad customers. Because of its size, Opendoor has significantly more reviews than Offerpad. It also has a higher overall customer rating of 4.26/5 vs. Offerpad's 3.92/5.
Additionally, Offerpad has more reviews from traditional home sellers, since it seems to push its traditional listing option more aggressively than Opendoor.
Opendoor reviews
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1.1 | 173 |
| 1.3 | 65 | |
| Reviews.io | 4.4 | 3,414 |
| Trustpilot | 4.6 | 635 |
| Zillow | 4.6 | 74 |
| Weighted Average: | 4.3 | 4,361 |
Positive Opendoor reviews mention its seamless closing process, which was especially appreciated by those who needed to sell quickly.
As this reviewer said, “I did not have time for a real estate company and dealing with an agent, showings, and all the things that goes into that. Opendoor made it very easy to show my home, proceed through closing, and sell my home with minimal effort.”
Several sellers mentioned that Opendoor’s inspection was very brief, which was a positive for some people. However, some Opendoor reviewers complained that even these hasty inspections led to dramatically reduced offers.
For example, this seller said, “The initial offer came in at $428,800 and required a video walkthrough to provide a final offer. ... The assessment lasted approximately five minutes, and no issues were found. The final offer came in at $388,800; from there, they subtracted an additional $32,733 for repairs.”
Also, Opendoor doesn’t always provide an itemized list of necessary repairs. As home seller Jesse Zappia of Charlotte, North Carolina, told us, “It's kind of a black box. Here's a repair cost number, and ours was low.” While this wasn’t a major issue for Jesse, the lack of transparency makes it hard to know if Opendoor’s repair estimate is fair.
Offerpad reviews
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 3.5 | 125 |
| 4.1 | 2,202 | |
| Reviews.io | 2.5 | 54 |
| Trustpilot | 3.4 | 206 |
| Yelp | 1.5 | 68 |
| Zillow | 4.6 | 24 |
| Weighted Average: | 3.9 | 2,679 |
As with Opendoor, Offerpad reviews highlight how quickly and easily sellers were able to complete their transaction.
As a recent reviewer said, “The communication was stellar! Extremely friendly and kind team that guided me and never missed an email or a question I had. I felt completely supported and did not have one single issue with a seamless experience. I sold my home to them and they were very honest and zero surprises.”
However, like with Opendoor, some Offerpad customers complained about offers being dramatically lowered thanks to high repair estimates. And Offerpad didn't give all customers a detailed list of repairs, making it difficult to determine if its estimates were fair.
For example, this reviewer said, “They offer you a good price for your house, make you think that everything is good. They do an inspection and fill it with items that do not cost very much, like light bulb needs replaced or 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.”
Perks: Offerpad offers more supplementary services
Offerpad easily beats Opendoor when it comes to perks, including:
- Free local moves within a 50-mile radius
- A renovation service that handles pre-listing home improvements with no out-of-pocket expense
- A free, 3-day extended stay if you need extra time to move
Opendoor has relatively few perks by comparison. If you need extra time in your house after closing, Opendoor does let you stay for up to 17 days, but you have to pay a daily fee (based on your home’s rental value) and a $2,000 security deposit.
Availability: Opendoor is more widely available
As the nation's largest iBuyer, Opendoor operates in more markets and purchases significantly more homes than Offerpad.[1][2] However, both companies have significantly scaled back their operations since their peak in 2021/2022, mostly due to slower market conditions making it more difficult to purchase homes and resell them quickly for a profit.
🏡 Annual home purchases: Offerpad vs. Opendoor
📍Locations
Opendoor is currently active in 50+ U.S. markets, while Offerpad buys homes in just 16 metros nationwide.
Opendoor is available in 50+ markets, spread across 26 states and Washington, DC — more than 3 times as many markets as Offerpad. Both companies tend to serve only major metropolitan areas.
Offerpad locations
Opendoor locations
📝 Purchase criteria
Both companies also have similar purchase criteria — preferring single family homes or townhomes that are relatively new and free of major issues. However, Opendoor may purchase homes that are slightly older or more expensive, while Offerpad may be willing to work with items like leased solar panels or unpermitted additions.
| Offerpad | Opendoor | |
|---|---|---|
| Home Types | ✅ Single-family homes ✅ Townhomes ✅ Condos ✅ Gated communities | ✅ Single-family homes ✅ Townhomes ✅ Condos (some areas) ✅ Duplexes (some areas) |
| Year Built | After 1950 | After 1930 (varies by area) |
| Price Range | Under $1M ($350K for age-restricted) | Under $1.4M (preferably $100K-$600K) |
| Lot Size | Maximum 1 acre | Maximum 2 acres (1-1.5 in some areas) |
| Condition | Good condition, vacant at closing, no major repairs needed | Good condition, vacant at closing, no major repairs needed |
| Exclusions | ❌ Mobile/manufactured homes ❌ Foreclosures/short sales ❌ Significant foundation issues ❌ Major structural problems | ❌ Mobile/manufactured homes ❌ Leased solar panels ❌ Foreclosures/short sales ❌ Significant foundation issues ❌ Flood zones ❌ Septic systems/wells ❌ Fire/flood damage ❌ Unpermitted additions |
Offerpad purchase criteria
Offerpad generally only buys homes that are:
- In fairly good condition
- Built after 1950
- Single-family homes, including townhomes, condos, and homes in gated communities
- Valued under $1 million
- On a lot no bigger than 1 acre
- Under clear ownership
- Vacant on the close date
Offerpad also purchases homes in age-restricted communities, but the maximum purchase price is usually $350,000.
The company doesn’t buy properties that are mobile, manufactured, or prefabricated or that have significant foundation or structural issues.
Opendoor purchase criteria
Opendoor only buys homes that are:
- In good condition
- Built after 1930 (varies by area)
- Single-family homes or townhomes (condos and duplexes are eligible in some areas)
- Valued under $1.4 million (preferably $100,000–600,000)
- On a maximum 2-acre lot (1 or 1.5 acres in some areas)
- Under clear ownership
- Owner-occupied or vacant at closing
Opendoor also buys single-family homes in age-restricted and gated communities in certain areas. It can also buy homes with solar panels if the panels are owned outright.
Opendoor doesn't buy homes that:
- Are sold as a short sale or foreclosure
- Have unpermitted additions
- Are in flood zones
- Have significant foundation or structural issues
- Have septic systems or wells
- Are built with outdated materials
- Have damage from fires, floods, or other natural disasters
Buyer experiences: Both companies get frequent complaints
Reviews for both Offerpad and Opendoor indicate that buyers aren't always happy with the homes they purchase. Buyers frequently complain about:
- Poorly renovated properties: Buyers frequently report shoddy workmanship and incomplete repairs that they have to fix after moving in
- Undisclosed issues: Some buyers discover problems that weren't mentioned during the purchase process
- Tough negotiations: Reviews also indicate that buyers have trouble getting Opendoor and Offerpad to offer a credit for repairs or even pay for a home warranty
For example, a BBB review from an Offerpad home buyer said, “I wish I could leave photos here to show just how bad some of the work was done. New cracked tiles on the countertops and floor, raw unpainted wood on eave replacement, paint on the skylight from roofing work.”
A Google review for Opendoor contained similar sentiments: "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."
Bottom line: Know your options
Offerpad and Opendoor both deliver on the promise of a quick sale. However, their offers are harder to predict. Sometimes Opendoor offers more, sometimes Offerpad does.
We recommend getting offers from both companies. Requesting offers is free, and there's no obligation to accept.
You can easily put the offers side by side and compare:
- Your options for the closing date
- Additional costs like deductions for repairs
- Perks like late checkout and free moves
If you really want to do your due diligence before accepting an offer, we also recommend talking to a real estate agent to find out your home’s fair market value.
To save time, start with Clever Offers — a free, no-obligation cash offer service for home sellers who need to sell quickly. The service connects you with multiple vetted cash home buyers (both local and national) so you can compare offers and choose the best fit for your home sale.
You’re never pressured or locked in to an offer. You can walk away at any time or pivot to listing your home with a local agent if it looks like you’ll net more on the open market.
⚡ Get cash offers and compare your options with Clever Offers
FAQs about Offerpad vs. Opendoor
What is an iBuyer?
An iBuyer is a company that buys homes for cash and quickly resells them for a profit. Unlike typical cash buyers, iBuyers use technology to streamline the selling process, like using algorithms to make an initial offer. iBuyers charge service fees, only operate in select markets, and have strict eligibility criteria for homes.
Which is better: Opendoor or Offerpad?
It depends. We recommend requesting offers from a variety of cash buyers so you can compare and choose the best option for your situation. Opendoor is more widely available and charges lower service fees, but Offerpad has unique perks like free local moves (within 50 miles) and free extended stays.
Do iBuyers make reasonable offers?
Like other Buyers, Offerpad and Opendoor makes offers that are below market value. If you sell your home to Offerpad, expect to get less than you would on the open market.
