Offerpad and Opendoor both offer the convenience of a fast, low-friction home sale — which can be especially appealing when you're on a tight timeline or just don't want to deal with showings, realtors, and all the other stuff that comes with a traditional home sale.
However, reviews for both companies are a mix of positive and negative. And data pulled from public property records shows that both iBuyers are making lower offers than they did at their peaks in the early 2020s, while also purchasing far fewer homes.
The biggest variable with either iBuyer is the difference between the initial and final offer. Reviews show that homeowners are often disappointed by how much their final offers are lowered following the company's home inspection.
If you're considering an iBuyer's offer, but want to avoid leaving money on the table, consider starting with a free cash offer marketplace 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. Compare offers and sell in as little as 7 days for the highest cash price.
Offerpad vs. Opendoor: What's the difference?
How they work
Opendoor and Offerpad are best known for their cash offers and quick closings. However, both companies offer additional services besides their core iBuying service and take different approaches to working with sellers.
Offerpad pairs home sellers with an agent to explore their option
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 — including a traditional listing. 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 a service fee of 5%. You can close in as little as 8 days, or stay up to 60 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.
- 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 now offers a Cash Now, More later option alongside its cash offer
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 now have the option to receive a second payout through Opendoor's Cash Plus option, which pays forward the remaining proceeds from Opendoor's resale of the house — minus the company's original purchase price, fees, renovation costs, and selling expenses.
Current solutions available through Opendoor include:
- Sell to Opendoor: Get a cash offer and pick your closing date within a 21–60 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. Opendoor's service charge varies by offer.
- Cash Now, More Later: 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 related to renovating and selling the home.
Offers: Both companies tend to pay less than market value
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 ibuyer 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."
Clever Real Estate recently analyzed more than 400 homes purchased by Opendoor and 123 homes purchased by Offerpad ince 2023. 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.
Opendoor
410 homes- Median resale price
- $341,000
- Median purchase price
- $313,500
- Markup
- +$27,500
Offerpad
123 homes- Median resale price
- $310,000
- Median purchase price
- $280,000
- Markup
- +$30,000
Both iBuyers typically resold homes within about 60 days of purchase.
Source: Internal analysis of 410 homes bought and sold by Opendoor and 123 homes bought and sold by Offerpad between May 2023 and June 2025. Data sourced from public property records and included all records within a 2-year time frame showing each iBuyer as both the listing broker and grantee on the prior home purchase.
Fees: Opendoor's fees have become less predictable
Offerpad charges a flat 5% service fee for its cash offer, similar to realtor commission in a traditional sale. Opendoor's service fee is variable and appears in each seller's offer, and the company does not publish a fixed percentage.[1][2]
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:
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.
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. This was a rental property in very good shape with new electrical and plumbing so its not like it was a super complicated project either. I'm shocked that this works for anyone honestly.
Absolutely dishonest company!! Got an initial offer from the range of 506k to 613k, and then they came back with 505k...it’s a three year old house. What was supposed to be a smooth and stress-free process quickly turned into a frustrating and disappointing ordeal.
Reviews: Opendoor has a higher average customer rating
We analyzed thousands of reviews from Opendoor and Offerpad customers across all available 3rd party sites, including the Better Business Bureau, Google, Trustpilot, Yelp, and Zillow. Because of its size, Opendoor has significantly more reviews than Offerpad. It also has a higher overall customer rating of 4.2/5 vs. Offerpad's 3.9/5.
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 | 1.2 | 164 |
| 1.5 | 65 | |
| Reviews.io | 4.4 | 3,440 |
| Trustpilot | 4.1 | 720 |
| Zillow | 4.6 | 74 |
| Weighted Average: | 4.2 | 4,463 |
Positive Opendoor reviews mention its streamlined selling process, which was especially appreciated by those who needed to sell quickly or simply want to avoid the hassles of a traditional home sale.
Quick seamless process. Prompt response when I had a question. Closing was online and went great. Funds were available the next day. Would highly recommend Opendoor if you need to sell quickly with very little effort on your part.
Sellers also mention that Opendoor’s inspection is very brief, which was a positive for some people. However, some Opendoor reviewers complain that even these hasty inspections lead to dramatically reduced offers.
Seemed like a great concept, but their initial offer was nowhere near the final offer.
The initial estimated offer for my house was $263k, with a range of $247k-$279k. I would have been fine with an amount even a little below that range. After sending someone out to do an assessment, they changed the offer amount to $229k minus another $10k for the condition of the home, for a total offer of just $219k. This process was misleading and a complete waste of time, costing me at least 2 weeks that I could have had my house on the market to get a reasonable offer.
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 | 1.9 | 29 |
| 4.1 | 2,207 | |
| Reviews.io | 2.2 | 66 |
| Trustpilot | 3.1 | 211 |
| Yelp | 1.6 | 70 |
| Zillow | 4.6 | 24 |
| Weighted Average: | 3.9 | 2,607 |
As with Opendoor, Offerpad reviews highlight the convenience of the transaction compared to a traditional home sale, making the offers seem reasonable.
The offer was fair, considering the amount of money and time I would have had to invest to get it up to showing quality. Also we were able to choose the closing date while we were purchasing a new home.
However, Offerpad customers also complain about offers being dramatically lowered thanks to high repair estimates.
Offerpad is a devious trap for sellers. They start by providing a healthy offer. Over time, it is death by a thousand nicks. Their inspector proceeds to rip apart the house (in his report) and they use that to cut the offer price by 35%. They take advantage of having wasted the seller's time and leverage that desperation. I pulled the plug and restarted the selling process.
Availability: Opendoor buys more homes in more markets
As the nation's largest iBuyer, Opendoor operates in more markets and purchases more than four times as many homes as Offerpad.[3][4] 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
Sources: Offerpad Q4 2025 Shareholder Deck (homes acquired, summed from quarterly reports); Opendoor 2025 Annual Report (homes acquired).
📝 Purchase criteria
Both companies have similar purchase criteria, preferring single-family homes and townhomes without major issues. Offerpad buys homes built after 1950 and valued under $1 million, while Opendoor says very old homes, pre-1930 in some markets, may not qualify and does not publish a price limit.
Opendoor currently buys homes in major metros nationwide — although its website says it doesn't buy homes in every market, and offers are made on a case by case basis.
Offerpad currently operates in the following markets: Phoenix, AZ, Jacksonville, FL, Orlando, FL, Tampa, FL, Atlanta, GA, Indianapolis, IN, Las Vegas, NV, Charlotte, NC, Raleigh, NC, Columbus, OH, Columbia, SC, Dallas, TX, Fort Worth, TX, Houston, TX, San Antonio, TX.
Buyer experiences: Both companies get complaints from buyers
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
Offerpad redid the inside of the house but must have hired the WORST contractors who just did a fast and quick job but skipped so many steps and were lazy! Toilets aren't installed properly. Kitchen countertop isn't even attached. Water is coming out black. Broken locks on door. Master shower needs all new grout and sealant. Nearly every single electrical fixture needs to be replaced. Doors installed improperly. Pathetic paint job. Im having to re-seal almost the entire house. Basically I just bought a house that needs a complete remodel from the remodeling that Offerpad claims to have done. Never again will I waste my time and money with them.
We purchased a home through Opendoor and are extremely disappointed with the lack of transparency in our experience. After moving in, we discovered extensive pet urine damage to the baseboards and subflooring that had been heavily concealed with air fresheners, new carpet, and paint. The inspection report only noted vague “moisture” issues, and the listing photos appeared digitally enhanced, creating the impression of a clean and well-maintained home.
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 marketplace for home sellers who need to sell quickly. Clever can connect you with multiple vetted cash home buyers (both local and national) so you can compare offers and choose the best fit. 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.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 tends to pay slightly closer to market value, but Offerpad has unique perks like free local moves (within 80 miles) and free extended stays.
Do iBuyers make reasonable offers?
Like other iBuyers, Offerpad and Opendoor makes offers that are below market value. If you sell your home to either company, expect to get less than you would on the open market.
Related reading
