Opendoor is the nation's largest iBuyer. It bought 8,241 homes in 2025, roughly six times as many as its closest competitor, Offerpad.[2][3][4] Opendoor also has a decent reputation among customers, averaging 4.2 out of 5 stars.
However, Opendoor typically pays less than the market, charges a variable service fee (formerly a fixed 5%), and hits you with a bill for any repairs or improvements it thinks your home requires.[5] Even if your initial offer from Opendoor seems reasonable, you could end up with significantly less once you account for fees and repair costs.
Fortunately, you have legitimate alternatives if you’re considering selling to Opendoor. Some companies provide a straight cash offer while others offer a hybrid model providing cash upfront to fund your move, plus the opportunity to list your home for additional upside. You might find that one of these alternatives offers a better fit for your situation.
Want a faster way to weigh your options? Compare the highest cash offers for your home and sell when you're ready — it's free, secure, and you're never locked in.
Opendoor competitors
1. Clever Offers
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Clever Offers helps you find and compare offers from leading cash buyers in your area . Buyers must offer proof of financing, a history of closed deals, and a strong commitment to customer satisfaction before being approved for the network.
Because Clever's network includes local/national investors, iBuyers, and agents with experience helping cash sellers, you get a range of offers to choose from — including alternative deal types that can deliver a higher payout.
The company has a 5-star rating among customers and can help you compare options quickly without getting locked in. See our full Clever Offers review.
2. Offerpad
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Pros
- Free local moves/3-day grace period after closing
- Flexible options (cash offer, listing w/ free home prep)
- Very flexible closing timeline (8–90 days)
Cons
- 5% service fee is on par with realtor commissions
- Strict purchase criteria
- Repair costs can greatly reduce offers
3. Knock
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Pros
- Equity advance to buy a new house before you sell
- Includes funding for home improvements before you list
- Use your own agent and mortgage lender
Cons
- Need significant home equity to qualify
- Program fee is 2.25% of your home sale price
- Ongoing mortgage costs add up if your home doesn't sell quickly
4. Homeward
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Homeward is a solid choice if you want the benefits of a fast cash offer without sacrificing your home equity — or need to unlock the equity in your current house to buy a new one.
While most cash buyers aim to buy low in order to sell high, Homeward gives you up to 89% of your home value upfront and lets you keep the additional upside on your property by listing it on the market after you accept its cash offer.
In exchange for this convenience, Homeward charges service fees of up to 7% and deducts the costs of both its original offer and any expenses associated with maintaining your home while it's being sold.
The company maintains an above-average customer rating. However, its complicated service and fee structure have led to some customer complaints. See our full Homeward review.
5. Orchard
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Pros
- Access your home equity for a new home purchase before selling
- List on the open market with a backup cash offer
- Interest-free funding for home improvements
- Explore a variety of selling options in one place
Cons
- Service fees start at 4.9% of the final sale price
- Backup offers are likely well below market value
- Must use Orchard-assigned agent to sell your house
- Additional fees apply if you choose to extend your listing beyond 120 days
6. HomeLight Simple Sale
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- Convenient option comparison (agent listing or cash offer)
- Generally positive reviews (fewer for cash offer program)
- Offers within a week, closing possible in 10 days
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- Online estimate may exceed actual investor offers
- Complaints of excessive agent calls after requesting cash offers
- Most reviews focus on agent matching, not cash offer program
7. Flyhomes
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Flyhomes enables you to make an attractive cash offer on a new home, while their buyer guarantees take some of the stress out of buying before you sell.
Flyhomes offers a bridge loan (a short-term loan) that allows you to make a cash offer on a new house before selling your old one. Fees are lower than those charged by other buy-before-you-sell programs, although interest rates vary and may be high.
Flyhomes has a couple attractive buyer guarantees, including a 120-day backup cash offer on your old home. In some cases, if you change your mind about the new property you want to buy after your offer has already been accepted, Flyhomes can even buy the house instead (subject to conditions).
How much do companies like Opendoor pay for houses?
At their peak in the early 2020s, iBuyers earned a reputation for paying full market value for homes. For example, real estate analyst Mike DelPrete found that Opendoor paid sellers a median purchase price of 107.7% of market value in 2021.[6] However, iBuyers' offers seem to have cooled with the market.
Our data team analyzed over 530 properties bought and sold by the nation's two largest iBuyers, Offerpad and Opendoor, between March 2023 and June 2025. Based on our findings, Opendoor's purchase price sits at about 8% below what the same homes later fetched on the open market. Offerpad's purchase price is roughly 10% below the market resale price.
Both iBuyers typically resold homes within about 60 days of purchase.
Source: Internal analysis of 409 homes bought and sold by Opendoor and 123 homes bought and sold by Offerpad between May 2023 and June 2025. Data sourced from HouseCanary and 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.
"Before 2022, their offers were coming in close to market value," says Christopher Trumbach, a broker with Florida Prestigious Homes. "But when the market changed, they started reducing their numbers. They're not really competitive anymore."
That said, actual offers can swing wildly, with a small portion of sellers receiving close to or even more than the eventual resale price for their home. "Here in Provo, Opendoor's offers have ranged from well above market to 30% under, so the unpredictability is real," says Luke Kochniuk, a realtor with RE/MAX Associates Utah County.
| Scenario | Opendoor | Offerpad |
|---|---|---|
| Best case Top 10% of past sellers | +$0 Broke even or got overpaid | +$23,800 Got overpaid by ~7% |
| Better than most Top 25% of past sellers | -$13,300 Left 3.8% on the table | -$6,500 Left 1.9% on the table |
| Typical outcome Median past seller | -$27,300 Left 7.8% on the table | -$34,300 Left 9.8% on the table |
| Worse than most Bottom 25% of past sellers | -$44,100 Left 12.6% on the table | -$76,400 Left 21.8% on the table |
| Worst case Bottom 10% of past sellers | -$61,600 Left 17.6% on the table | -$131,700 Left 37.6% on the table |
Sale prices do not reflect service fees (often around 5%) or repair costs, which can be unpredictable, since they aren't calculated until after the home inspection — and in some cases — after a seller has already made an offer on their next home. Realtor Melissa Young of Call It Closed Realty International has watched that sequence go sideways more than once: "I've had sellers get bait-and-switched. By the time they realized repair credits were massive, their new home contract had already closed."[7]
For homeowner Bradley Carpenter, whom we spoke to via Zoom about selling his house to an iBuyer in 2022, the repair bill he received from Offerpad was enough to make him change course. While Offerpad's initial offer was higher, somewhere in the $250,000 range, the company quoted him $40,000 in repairs. Opendoor charged just $7,000 for repairs — roughly 3% of the $230,000 final purchase price.
Example scenario: Opendoor vs. Offerpad
| Opendoor | Offerpad | |
|---|---|---|
| Starting offer | $230,000 | $250,000 |
| Service fee | –$11,500 (5%) | –$12,500 (5%) |
| Agent commission | $0 | $0 |
| Repair credit | –$7,000 (3%) | –$40,000 (16%) |
| Closing costs | –$2,300 (1%) | –$2,500 (1%) |
| Estimated net payout | ~$209,200 | ~$195,000 |
What else you should know about companies like Opendoor
If you’re considering selling to Opendoor or one of its competitors, here are a few additional points to consider:
- While iBuyers tend to pay about 8–10% less than market value, their offers are still considerably higher than the typical payout from an investor — who might only offer about 70% of your home's after-repair value.
- An iBuyer's purchase criteria is usually stricter than traditional investors' — homes in rural areas or in need of major repairs or updating may not qualify.
- iBuyers like Opendoor and Offerpad have historically charged service fees of roughly 5%, compared to the 2.5–3% you'd typically pay a listing agent. However, Opendoor has recently switched to a variable fee structure, so sellers may pay more or less in certain markets.[8][9]
- iBuyers also make deductions for the full cost of any repairs or improvements they think your home requires. Fees vary based on the results of the company's home inspection, and can significantly lower your final payout.
- If your home meets an iBuyer's initial purchase criteria, you'll get an offer within 24–48 hours. You'll get a final, adjusted offer after the company conducts its home inspection. If you accept the offer, you can schedule your closing date within a window of a few weeks to a couple of months, depending on your needs.
More Opendoor alternatives
Opendoor vs. buy-before-you-sell services
Buy-before-you-sell services like Orchard and Knock front you the cash to buy your next home before you sell your current one. That way, you can skip the stress of trying to line up the closing dates or risk paying two mortgages at once.
But like iBuyers, buy-before-you-sell programs charge service fees — either as a percentage of your home sale price or as short-term interest on your equity advance (often at a much higher APR than a conventional loan).
Program fees are on top of realtor commissions and closing costs. With a buy-before-you-sell option, there are also carrying costs to consider. Typically these programs will cover the costs of either your new home or your old one while the house is on the market, but you'll need to pay it back at closing. So the longer your house takes to sell, the pricier these programs become.
The cost may be worth it for people who have found their dream home but aren’t able to make an offer until they free up the cash tied up in their home equity. But you'll need to be okay with some uncertainty.
"Buying first before you sell makes sense if you’re confident your home will be snapped up quickly," Darren Robertson, founder of Northern Virginia Home Pro. "If it’s in a desirable location where supply is tight and your surveys all come up sparkling, it’s a fair assumption that it won’t last long on the market."
However, selling your home to an iBuyer is usually the more secure option, since you'll know upfront how much you have to allocate to your next home and won't accrue additional costs if the home doesn't sell right away. "iBuyers and the like are much more straightforward and guarantee better timing, even if it's at the cost of a lower sale," Robertson says.
Example scenario: Opendoor vs. a buy-before-you-sell program
| Opendoor | Buy-before-you-sell | |
|---|---|---|
| Starting price | $368,000 (cash offer) | $400,000 (market sale) |
| Service / program fee | –$18,400 (5%) | –$10,850 (2.25% + $1,850 loan fee) |
| Agent commission | $0 | –$20,000 (5%) |
| Repair credit | –$11,040 (3%) | –$4,000 to –$8,000 (1–2%, negotiated) |
| Closing costs | –$3,680 (1%) | –$4,000 (1%) |
| Estimated net payout | ~$334,880 | ~$357,150 – $361,150 |
Opendoor vs. 'we buy houses' companies
Companies that buy houses for cash give fast cash offers on less-than-perfect homes — including homes with structural problems, liens, or difficult tenants. If your home doesn’t qualify for an iBuyer or trade-in service because of age, serious structural issues, or financial issues, selling to a 'we buy houses' company or local investor could be the right alternative.
Like iBuyers, cash home-buying companies let you avoid repairs and showings. You won’t pay service fees, agent commissions, or closing costs either. They can usually make offers within 24–48 hours and close in as little as 1–3 weeks.
On the downside, cash buyers need a steep discount on the purchase price in order to earn a profit when they resell the house at market value later on.
"Most cash buyers/flippers will pay about 70-80% of the [after-repair] purchase price, minus the rehab costs," says Greg Gaudet, real estate investor and developer at Maui Home Buyers. However, some investors pay more under certain conditions, so you'll want to compare multiple offers before signing anything.
"The 70% of market value less repairs might be true for flippers or wholesalers because they are the middleman who flips to an end buyer," says Mathew Pezon of Pezon Properties. "At my company, we buy and hold for the long term. Because we're the end buyer, we can usually offer more than other potential buyers. Most of the time we can offer up to 85% of the market value less repairs if our financial analysis checks out for a rental property."
If your home has selling potential, it might also be worth talking to a local real estate agent about selling your house as-is before going to a cash buyer.
Example scenario: Opendoor vs. a 'we buy houses' company
| Opendoor | We Buy Houses | |
|---|---|---|
| Starting offer | $368,000 | $280,000 – $340,000 |
| Service fee | –$18,400 (5%) | $0 |
| Agent commission | $0 | $0 |
| Repair credit | –$11,040 (3%) | Included in offer |
| Closing costs | –$3,680 (1%) | $0 (buyer pays) |
| Estimated net payout | ~$334,880 | ~$280,000 – $340,000 |
Opendoor vs. a realtor
Even if you intend to sell your home as is, hiring a realtor to list your home on the MLS gives you the best chance to earn the maximum amount for your home — simply due to the increased exposure. "You're going to get the most money when you have people competing with each other, and that's going to happen when you list on the MLS," says Barry Richards, Principal Broker at EXIT Realty Garden Gate Team in Springfield, Tennessee.
On the flip side, selling your home with an agent usually takes longer than selling to an iBuyer and requires you to vacate your home for showings and open houses. It can also cost more in realtor fees and upfront costs like deep cleaning and decluttering, staging, and photography.
Even with the hassles that accompany a traditional home sale, most sellers choose to work with a realtor. iBuyer and investor purchases accounted for just 7.2% of total home sales in the last quarter of 2025.[10]
"The highest I have seen an [ibuyer's] offer come in is about 88–90% of market value. And then they're typically looking for a 5% selling fee...and about 2% in repairs, so it ends up being 7%," says Dave Goodman, a realtor with Coldwell Banker. "And I say to these sellers, 'Hey, you know, if I can't beat the offer, cancel with me and you can sell it to the iBuyer.' And I've beaten the iBuyer every time."
Example scenario: Opendoor vs. a traditional listing
| Opendoor | Traditional listing | |
|---|---|---|
| Starting price | $368,000 | $400,000 |
| Service fee | –$18,400 (5%) | $0 |
| Agent commission | $0 | –$20,000 (5%) |
| Repair credit | –$11,040 (3%) | –$4,000 to –$8,000 (1–2%) |
| Closing costs | –$3,680 (1%) | –$4,000 (1%) |
| Estimated net payout | ~$334,880 | ~$368,000 – $372,000 |
Bottom line: What's the best Opendoor alternative?
The best alternative to Opendoor depends on your priorities: speed and convenience vs. higher net proceeds.
Companies like Offerpad and Homeward offer similar iBuying services and work in different markets, but they have mixed reviews and charge higher fees than Opendoor.
Buy-before-you-sell platforms like Knock and Orchard give you the freedom to move on your timeline while still selling for full market value. Fees for these programs tend to be slightly less than Opendoor's, but you'll also be on the hook for realtor commissions, so working with a lower commission brokerage to offset some of the costs is recommended.
Something to keep in mind is that working with an iBuyer doesn't have to be an either/or scenario. You can get offers from the iBuyers in your area and list your house for a set period (e.g., 30–60 days), letting your realtor know your terms — such as a flexible closing date or no repairs. If you don't get the deal you want, you'll still have an iBuyer's offer to fall back on.
Comparing a few Opendoor alternatives or using a free platform like Clever Offers to do the leg work for you can give you the assurance that you're making the right choice for selling your home.
FAQ about Opendoor competitors
Does Zillow still buy homes?
On November 2, 2021, Zillow announced that it would permanently shut down its iBuying service, Zillow Offers. From July 2021 through September 2021, Zillow Offers lost more than $420 million, which is approximately how much the company earned overall in the 12 months before July.[11]
On an earnings call with investors, Zillow admitted that its home-buying model was flawed and that it bought too many homes at too high a price. Today, Zillow partners with Opendoor in several markets so home sellers can see Opendoor's estimated cash offer alongside Zillow's Zestimate.
What happened to RedfinNow?
Redfin shut down its iBuying program, RedfinNow, in November, 2022.[12] At its height, RedfinNow operated in 31 markets across the US. If a home met RedfinNow’s purchase criteria, the seller could receive an offer within a few days without hiring an agent or showing their home.
However, the company's 5–13% service fees were higher than fees of better-known competitors like Offerpad and Opendoor. The service also had poor reviews from customers on sites like Trustpilot.
Is Opendoor too good to be true?
Opendoor streamlines the traditional home-selling experience, eliminating the need for home showings, negotiations with buyers, and the uncertainty of whether your home will sell. It does this for a variable fee (formerly a fixed 5%) on top of closing costs and repair credits, which some sellers think is worth it. However, you’ll almost always make more money by selling your home with a realtor on the open market. Find out more about how Opendoor works.
Does Opendoor pay a fair price?
Opendoor pays less than what you'd get on the open market with a real estate agent. The company used to make competitive offers in line with or even above market value, but more recent analysis of Opendoor listings shows that its offers have continually declined since 2022.[13] Plus, Opendoor often significantly lowers its initial cash offer after it inspects a home and determines repair costs. See if Opendoor's offer is worth it.
Which is better, Opendoor vs. Offerpad?
Opendoor and Offerpad offer similar iBuying services. Both companies give sellers a fast cash offer on their home and the ability to close on a flexible timeline. However, Opendoor is more widely available and has a higher average customer rating. Offerpad provides perks like free local moves and a three-day grace period if you need to stay in your house after closing. See how Opendoor and Offerpad compare.
About our company reviews
Our iBuyer rankings blend aggregated customer-review scores from third-party platforms (Google, BBB, Trustpilot, Zillow, Reviews.io) with Clever's editorial evaluation of fees, purchase criteria, and market coverage.
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 iBuyer content also includes proprietary analysis of Opendoor and Offerpad 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 or Offerpad as an interested party in both the most recent home sale and previous home purchase.
As the parent company of Clever Offers, Clever Real Estate partners with cash home buyers across the country to help you compare options and find the solution for your home sale. If you connect with a company through us, we may earn a small commission — but that never influences our recommendations. There's no pressure to work with any company we connect you with. We want you to choose the best option for your situation, whether that's through us or not.