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. In our research, we found that home sellers were often disappointed by how much lower their final offer was after deductions for repairs.
If you’re considering selling your home to a company like Offerpad or Opendoor, we recommend comparing several offers before making a decision.
A free service like Clever Offers can save you a ton of time getting offers and figuring out your best option — which is why it's our top-rated iBuying competitor. With Clever, you can 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.
Offerpad vs. Opendoor: Which is better?
| Feature | Offerpad | Opendoor |
|---|---|---|
| Offer price | ❌ Offers are lower than market value, similar to Opendoor's. | ❌ Offers have declined since 2022 and are now similar to Offerpad’s. |
| Inspection & repairs | ❌ Offerpad conducts a detailed inspection, and repair costs are often high. | ❌ Opendoor conducts a brief inspection, and repair costs are often high. |
| Fees | ✅ Offerpad has a 5% service fee, 1% cancellation fee, and free 3-day extended stay. | ✅ Opendoor has a 5% service fee, free cancellation, and a daily fee for a 17-day extended stay. |
| Seller perks | ✅ Offerpad offers extra perks like free local moves and cash advance for home reno. | ❌ Opendoor offers very few extra perks. There's a potential mortgage discount for buyers. |
| Availability | ❌ Offerpad operates in only 10 states. | ✅ Opendoor is available in 26 states and Washington, DC. |
| Buying process | ❌ Buyers report problems with repair work. | ❌ Buyers complain about high prices and poorly done repairs. |
Both companies offer below 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 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 200 homes purchased by Opendoor over the past two years and found that the company paid an average of 5.64% less than it eventually resold them for — meaning the typical seller took a hit of about $23,000, on top of Opendoor's service fees and repairs deductions.
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 they also offer below market value. Reviews also indicate that both companies tend to lower their final offers following a home inspection.
"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
Each company has its own method for calculating its offers. So the only way to find out for sure which will offer the most for you home is to get offers from both.
Opendoor and Offerpad may charge high repair bills
We found many complaints about Opendoor and Offerpad charging high estimates for repairs after their in-person inspections. These repair costs can dramatically reduce your final offer.
However, the cost varies between companies on a case-by-case basis. For example, Bradley Carpenter of Kansas City said that Offerpad’s inspection led to a $40,000 reduction in its offer, while Opendoor’s reduction was only $7,000.
Offerpad’s inspection process tends to be more thorough and involves an in-person inspection of the interior and exterior of the home. Opendoor’s inspection is much simpler.
As Carpenter told us, “I was surprised [Opendoor] didn't at least come in and look around to make sure everything was okay. But there was no interior inspection at all. It was just basically, these three dudes came out and they walked around the exterior for maybe 20 minutes and then they left.”
Both companies charge similar fees
Like Offerpad, Opendoor charges a 5% service fee, which is similar to realtor commission in a traditional sale. However, Offerpad has a 1% cancellation fee if you back out after signing the purchase agreement, and Opendoor doesn't have a cancellation fee.
If you need to stay in your house after closing, Offerpad allows you to do so for free for three days. Opendoor lets 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.
Offerpad has better perks and more services
Offerpad easily beats Opendoor when it comes to perks and offering a wider range of services. Unlike Opendoor, Offerpad offers free local moves, cash advances for home improvements, listing services for sellers, home loans, and discounts when you bundle services.
Opendoor has relatively few perks. You may be eligible for discounts on your mortgage if you finance through Opendoor’s partner company Lower. Opendoor Exclusives — which are discounted off-market homes — is another perk, but only available in Texas.
Opendoor is more widely available
Opendoor is available in 50+ markets, spread across 25 states and Washington, DC — more than 3 times as many markets as Offerpad. Both companies tend to serve only major metropolitan areas.
Both companies have similar complaints from buyers
Buyer reviews of both companies complain about repairs that were poorly done, often resulting in buyers paying extra to fix problems after moving in.
Also, Opendoor doesn't usually negotiate with buyers.
Barry Richards, Principal Broker at EXIT Realty Garden Gate Team in Springfield, Tennessee, told us that Opendoor houses are usually priced high and stay on the market until a buyer is willing to pay that price. He said, “My experience with Opendoor specifically is they don't respond to low offers.”
Offerpad vs. Opendoor: How they work
Offerpad and Opendoor are both iBuyers, which is a type of company that buys houses for cash. Unlike typical cash buyers, iBuyers use algorithms to make offers and only buy houses in reasonably good condition.
Offerpad and Opendoor differ slightly in how they purchase properties and in other details. Both offer additional services besides their core iBuying service.
Offerpad's services
- Offerpad Express: Get a cash offer and close in as little as a week
- Offpad Flex: List with Offerpad, using its cash offer as a backup
- Buy from Offerpad: Buy an Offerpad home directly or with the help of an agent
To sell directly to Offerpad, you need to fill out an online questionnaire. Then Offerpad sends you an initial offer, which is contingent upon an inspection. Our research shows that Offerpad's inspection is usually more extensive than Opendoor’s.
After the inspection, you get a revised offer plus an estimate for repair costs. You can choose to complete the repairs yourself or have Offerpad do them for you.
If you accept Offerpad’s final offer, you can choose a closing date within 8–90 days (the minimum depends on your location). You can stay in your house for free for up to three days after closing and get a free local move within 50 miles.
The company also provides additional services, including traditional realtor services for buyers and seller, as well as help with renovations.
Opendoor's services
- Sell to Opendoor: Get a cash offer and close in as little as 10 days
- List with Opendoor: Sell your home the traditional way, using Opendoor's offer as a backup
- Buy from Opendoor: Buy an Opendoor home directly or with the help of an agent
Selling to Opendoor is mostly like selling to Offerpad. You fill out an online questionnaire, get an initial offer, and complete an inspection. Opendoor’s inspection is often much less involved than Offerpad’s. Some sellers simply upload photos or videos of the interior while a representative inspects the exterior.
After the inspection, you receive a revised offer, which includes repair costs. Unlike Offerpad, Opendoor doesn't let you do your own repairs. Opendoor completes them for you.
If you accept Opendoor’s offer, you choose your closing date. You can also stay in your home for up to 17 days after closing. The company charges a daily fee based on your home’s rental value.
Opendoor offers fewer additional services than Offerpad. As a buyer, you can buy an Opendoor-owned home, get a buyer’s agent, and, in Texas, get access to exclusive listings before they’re listed on the MLS.
Fees
Both Opendoor and Offerpad charge sellers a 5% service fee. The service fees may seem substantial, but they’re comparable to the real estate commission you'd pay a listing agent.
Just like in a traditional sale, you also have to cover closing costs, which are usually about 1% of the sale price. You'll also pay repair costs, which can be especially unpredictable.
Opendoor allows sellers to cancel without penalty anytime before closing, whereas Offerpad charges a 1% cancellation fee if you back out after signing an agreement.
Here’s how the fees break down on a $350,000 sale:
| Opendoor | Offerpad | |
|---|---|---|
| Sale price | $350,000 | $350,000 |
| Service fee (5%) | $17,500 | $17,500 |
| Repair deduction | Varies | Varies |
| Closing costs (~1%) | $3,500 | $3,500 |
| Cancellation fee (1%) | N/A | $3,500 |
Given the tradeoffs of selling to an iBuyer, most sellers opt to list with an agent.
» MORE: Where to find the best low commission realtors
Reviews
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 pushed its traditional listing option, Offerpad Flex, more aggressively the 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 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.”
Availability
As the nation's largest iBuyer, Opendoor operates in more markets and purchases significantly more homes than Offerpad. Opendoor is currently active in 50+ U.S. markets, while Offerpad buys homes in just 17 metros nationwide.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.
🏡 Home purchases
📍Locations
Offerpad locations
As of May 2025, Offerpad purchases homes in the following markets:
- Arizona: Phoenix
- Florida: Jacksonville, Orlando, Tampa
- Georgia: Atlanta
- Indiana: Indianapolis
- Kansas: Kansas City
- Nevada: Las Vegas
- North Carolina: Charlotte, Raleigh
- Ohio: Columbus
- South Carolina: Columbia
- Texas: Austin, Dallas–Fort Worth, Houston, San Antonio
Opendoor locations
Opendoor is currently active in these markets across the country:
- Alabama: Birmingham
- Arizona: Phoenix, Prescott, Tucson
- California: Los Angeles, Riverside, Sacramento, San Diego, San Francisco Bay Area
- Colorado: Colorado Springs, Denver, Northern Colorado
- Florida: Jacksonville, Miami, Orlando, Tampa, Southwest Florida
- Georgia: Atlanta
- Idaho: Boise
- Indiana: Indianapolis
- Massachusetts: Boston
- Michigan: Detroit
- Minnesota: Minneapolis–St. Paul
- Missouri: Kansas City, St. Louis
- Nevada: Las Vegas, Reno
- New Mexico: Albuquerque
- New York: Long Island, Lower Hudson Valley
- New Jersey: Various counties
- North Carolina: Ashville, Charlotte, Greensboro–Winston, Raleigh–Durham
- Ohio: Cleveland, Columbus, Cincinnati
- Oklahoma: Oklahoma City
- Oregon: Portland
- South Carolina: Charleston, Columbia, Greenville
- Tennessee: Chattanooga, Knoxville, Nashville
- Texas: Austin, Corpus Christi, Dallas–Fort Worth, Houston, Killeen, San Antonio
- Utah: Salt Lake City
- Washington, DC
📝 Purchase criteria
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
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 locked in or pressured to accept an offer. You can walk away at any time or pivot to listing your home with a local agent — often at a discounted commission rate through Clever's network — if it looks like you’ll net more on the open market.
⚡ Get cash offers and compare your options with Clever Offers
FAQs about Opendoor and Offerpad
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 generally has an easier inspection process, but Offerpad has unique perks like free local moves (within 50 miles) and free extended stays.
Does Offerpad make reasonable offers?
Like all iBuyers, Offerpad 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.
What's the difference between Offerpad and Opendoor?
Offerpad and Opendoor share a similar business model. They make selling your home fast and easy with instant cash offers and the ability to close on your timeline. They even charge the same 5% service fee, which is comparable to the 5–6% you'd pay a listing agent.
Offerpad has some extra perks, like free local moves and three-day stays after closing. But Opendoor is more widely available and doesn’t charge a cancellation fee.
