Opendoor is a leading iBuyer that offers homeowners a fast, hassle-free selling solution. With Opendoor, you can get a preliminary cash offer in just 24-48 hours. Once you've had a home inspection and accepted the final offer, you can also close in as few as 10 days (or take as long as 60 days if needed).
However, the convenience of selling to Opendoor comes at a cost. With very few exceptions, Opendoor will purchase your home for thousands less than it could sell for on the open market. Opendoor also charges a 5% service fee and adjusts its final offer based on estimated repair costs, which can add up.
Opendoor might be a good fit for sellers who prioritize speed over getting the maximum sale price for their home — but you shouldn't accept their offer without getting competing bids. You may find another buyer willing to pay more for your home while still offering a fast, hassle-free sale.
💡 Tip: With Clever Offers, you can quickly compare offers from vetted local and national cash buyers — plus get guidance from a licensed real estate professional to ensure you're getting top dollar — all for free and with no obligation. See who’ll pay the most for your home.
Opendoor summary
🔎 Opendoor overview
Pros
- Fast, easy home sale — mostly done online
- Pick your closing date (10–60 day window)
- Avoid repairs and showings
- Option to list traditionally with cash offer as backup
Cons
- Offers often below market value
- 5% service fee cuts into profit
- Repair costs can be higher than expected
⭐ Average customer rating
- 4.26/5 (4,397 reviews)
💰 Fees and other costs
- 5% service fee
- Variable repair deductions
- ~0.5–1% in closing costs
- Additional fee to extend closing beyond 30 days
🧰 Company info
- Founded: 2014
- Annual home purchases: 14,684
- Coverage: Select markets in AL, AZ, CA, CO, DC, FL, GA, ID, IN, KS, MA, MI, MN, MO, NV, NJ, NM, NY, NC, OH, OK, OR, SC, TN, TX, UT, VA
- Website: opendoor.com
What is Opendoor?
Opendoor is a pioneering real estate company that purchases homes for cash and resells them on the open market — allowing sellers to bypass the traditional listing process without taking as great a loss as they would selling to a typical house flipper.
Founded in 2014 and headquartered in San Francisco, California, Opendoor’s mission is to simplify the home buying and selling process, making it faster and more convenient. The company uses an automated valuation model to make an initial offer, and completes an in-person inspection before finalizing the offer amount. Alternatively, sellers can opt for a traditional listing with an Opendoor partner agent, using Opendoor's cash offer as a backup.
Home buyers have the option to self-tour and purchase Opendoor homes directly through the company or work with an agent of their choice.
Who Opendoor works best for
Opendoor works best for home sellers who want to:
- Avoid realtors
- Bypass showings
- Skip the hassle of prepping a house for sale
- Sell their home as-is so they don’t have to make repairs
- Sell quickly and avoid lengthy negotiations or financing delays
Sellers who work with Opendoor typically understand that they are giving up some profit for convenience. But do you lose money selling to Opendoor? You might: Final offers are often below fair-market value and then are further reduced by the 5% service fee, adjustments based on anticipated repair costs, and standard closing costs of about 0.5–1%.
If you’re selling a home that doesn’t meet Opendoor’s standards, or simply don't want to give away your equity for the luxury of selling as is, you may have better alternatives available.
Opendoor alternatives
| Company Name | Average Rating | Type of Company | Best For |
|---|---|---|---|
| Clever Offers | 4.9/5 (4,236 reviews) | Cash offer marketplace | Compare cash offers + other fast-sale solutions in one place |
| Knock | 4.78/5 (941 reviews) | Home trade-in | Leveraging equity to move before selling |
| Homeward | 4.33/5 (1,367 reviews) | Home trade-in | Access cash upfront, then list to sell higher |
| Offerpad | 3.9/5 (2,615 reviews) | iBuyer | Flexible options with selling perks |
| Orchard | 4.18/5 (794 reviews) | Home trade-in | Equity advance for upsizing/downsizing |
More Opendoor alternatives
Sell to a cash buyer
If you're selling a house in less-than-perfect condition, you may want to look at another cash buyer, such as HomeVestors or a local 'we buy houses' company. While offers are typically lower than what you'd get from an iBuyer — 70% of a home's after-repair value (ARV) is typical — cash investors often purchase homes the other buyers won't and can close incredibly quickly, often within a week or two.
Investors purchase properties 'as is,' making them ideal for homeowners with lots of deferred maintenance, unwanted clutter, or major issues that most buyers would see as a deal breaker.
Some investors may also offer creative financing options, such as novation agreements, where they renovate your home and list it on your behalf, sharing the proceeds upon sale. This can be especially beneficial if you lack the funds for upfront repairs, but need to get a certain dollar amount for your home.
Use a buy-before-you-sell program
If your home is in good condition and you're looking for a more convenient way to buy and sell a house, companies like Knock and Homeward offer bridge loan programs to help you buy a new house before you sell your old one.
These services are for people who don't have a lot of cash on hand and are relying on the value of their current home to purchase the next one. Rather than having to sell your house first, a bridge loan allows you to tap into your home's equity to make a competitive, non-contingent offer on a new home before you even list.
Once you find your new home, you can move in right away and then work with a realtor to sell your old one. You get the financial upside of a traditional listing without having to worry about aligning the closing dates or packing up and leave every time a buyer wants to tour your house.
In addition to your down payment on a new home, most of these companies also let you use the bridge loan to cover moving expenses and minor improvements to the home you plan to list.
List your house 'as is'
Listing your home with a realtor on the Multiple Listing Service (MLS) is usually the best way to maximize your sale price. As of November 2025, sellers are commanding 8.3% greater than their list price when they sell. And while the average time to sell a home typically ranges from 45–60 days, an experienced realtor can sell your home much faster.
Depending on your goals, a realtor can also market your home as is — signaling to buyers that you don't want to make any repairs. This strategy can attract a variety of buyers, ranging from local investors looking for a rental to traditional buyers looking to add their own touches.
While realtor commissions have historically been around 5–6%, comparable to Opendoor's service fees, recent changes allow for more negotiation. Opting for a lower commission brokerage can reduce your listing agent commission by up to 50%, helping you save on fees while still achieving market value for your home.
To find a good local agent at a good rate, consider starting with a free agent matching service like Clever Real Estate. The company partners with thousands of top-rated realtors across the country to offer pre-negotiated commission rates that save you thousands on your home sale.
Opendoor reviews
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1.2 | 157 |
| 1.4 | 68 | |
| Reviews.io | 4.4 | 3,425 |
| Trustpilot | 4.5 | 673 |
| Zillow | 4.6 | 74 |
| Weighted Average: | 4.3 | 4,397 |
Opendoor maintains an overall positive average customer rating of 4.26 out of 5 across 4,397 reviews.
Happy customers were impressed by the ability to sell quickly and sell their homes as-is. Many also appreciated Opendoor’s streamlined, easy selling process. Some customers describe their interactions with Opendoor as a "world class experience," highlighting the company's commitment to customer satisfaction.
However, negative reviews have increased in recent years, especially on BBB and Google. This change may be due to market shifts and reflect the company making lower offers or being more selective about what homes it purchases.
Unsatisfied customers expressed frustration that offers and contracts were changed or canceled unexpectedly. Many were unhappy with the initial low offer prices that were well below market value, inflated repair costs, or final offers that were lower than the initial estimate.
Positive Opendoor reviews
✅ ‘I needed a quick sale.’
Many happy customers appreciated being about to sell their home fast, whether due to an unexpected life event such as divorce, financial strain, a health issue, or due to time pressures such as relocating for a job.
I was going through a divorce and needed a quick selling solution. I contacted Opendoor via the web page and had an offer within 24 hours…Everything start to finish was a simple, timely process."
✅ 'Opendoor made my house sale so easy.’
Satisfied customers frequently commented on how streamlined and smooth the entire process was when selling to Opendoor, often noting that they closed on time or could select a flexible closing date. Many appreciated that most of the process could be done online or remotely, like using a mobile notary.
Opendoor made my house sale quick and painless. They made sure to respond quickly and their support in answering all my questions plus guiding me through the process was exceptional. Everything went so smoothly that I am amazed.
Working with Opendoor to sell our house was so easy and straightforward. They took all of the stress that often comes with real estate transactions out of the scenario…After we accepted the offer, escrow was opened and we closed right on time with zero issues or surprises!
✅ ‘No hassle with listing or repairs or showings.’
Opendoor’s straightforward process also appeals to customers who wanted to avoid the hassle of selling on the open market or whose daily life would be more disrupted by a traditional sale. These customers appreciate the ability to avoid home showings and open houses and to sell their homes as-is.
We accepted the offer within a couple of days after the home assessment. We don’t want to deal with home showings and open houses. We work night shifts and the idea of showing our houses during the daytime is a lot of hassle. Sure, we could’ve sold our home for a little more, but the convenience was a huge factor with our decision to go with Opendoor.
Incredibly easy experience. Very fair offer, smooth transaction, and excellent communication throughout. No hassle with listing or repairs or showings. Great overall.
Negative Opendoor reviews
❌ ‘Lowball offers well-below market value.’
A common complaint from unhappy reviewers involved the low offers from Opendoor. Additionally, several people reported that the difference between the preliminary and final offers was substantial, often by $80,000 or more.
Opendoor gave me a preliminary offer of $493,000 for my home. The actual offer came in $80,000 less at $413,000 less 5% service charge, 0.5% estimated closing costs, repair costs of $14,998, for a final offer of $375,627. This is in a neighborhood where recent homes sold for $450,000 and $470,000. When I questioned their lowball offer, [representative] said the $493,000 was ‘a computer-generated amount.’ I’m extremely sorry I ever contacted Opendoor.
❌ ‘High repair costs that they don’t itemize.’
Several dissatisfied reviewers expressed surprise at how much Opendoor wanted to deduct for repairs. Many felt that the extent of repairs quoted either weren’t needed or were unnecessary. People were also frustrated that the repairs weren’t itemized, only receiving high-level repair explanations like "painting" or "flooring" without more specific information.
I have been working with Opendoor to potentially sell my home to them. The initial "potential" offer was good, then they came back with an offer that was $40,000 lower, subtract the 5% surcharge, and the bogus $18,000 in repairs, and they would make over $120,000 on selling my home. My home is only 11 years old! We are the original owners. They told us we need a new roof. No one even got up on the roof, and the roof still has about 20 years left on it. Most of the supposed "repairs" are bogus. Flooring upstairs and inside paint is all that it might need. We have already done many upgrades on the home. Very disappointing.
Extremely manipulative business practices…no explanation or itemization at all of so called "costs of repairs." Simply a ridiculous number, with zero explanation of how this amount was reached or what items, repairs, were supposedly included. Will never do business with this company again.
❌ ‘Opendoor canceled my contract unexpectedly.’
Some negative reviewers were upset when Opendoor canceled contracts or changed closing dates unexpectedly, especially close to the actual closing deadline. In these cases, people were additionally frustrated because they often couldn’t get through to Opendoor to get more information.
The offer was low, but because of my timeframe, I decided to accept and signed their contract…A few weeks later, I contacted my representative to inquire about changing the closing date by a few days. I received no response. Just about two weeks before the scheduled closing, Opendoor left me a voicemail saying they canceled the contract because they have concerns about being able to resell the house. … It has been over two weeks and they will not respond to any contact I make with them.
❌ 'Do not buy a home from Opendoor!'
Some of the most critical reviews come from homeowners who have bought from Opendoor. Common buyer complaints include difficulties negotiating, process delays, incredibly poor workmanship on homes the company has flipped, and refusal to take care of necessary repairs discovered during the inspection.
Do not buy a home from Opendoor! They fix homes up to look nice but use cheap materials that do not last. I bought a home that was advertised as being fully remodeled, which I paid extra for, just to have paint peeling off the tub after 1st use. Came to find out the bathrooms weren't remodeled but the tub and tiles were painted instead. Very disappointed with the updates and the whole process of delays that took place after the contract was in place. Their delays caused the interest rate lock to expire and they refused to pay to have it lock back in. When I tried to back out from buying they threatened to keep my escrow deposit and charge me for a section of the roof that had to be repaired in order for insurance reasons. Stay away!
We bought a house from open door in 2025. It had been on the market for months, we saw the red flags, but slim pickings in our area. They were extremely difficult to work with, unreasonable in the extreme when it came to repairs and negotiations, and were downright despicable on the repairs they did. They covered up mold, put an undersized ac unit in, and refused to let us complete repairs that needed to be done before move in. Avoid these guys at all costs, we will NEVER do business with this company again.
Opendoor pros and cons
Pros
- Fast, easy home sale — mostly done online
- Pick your closing date (10–60 day window)
- Avoid repairs and showings
- Offers are typically higher than traditional investors'
Cons
- Offers often below market value
- 5% service fee cuts into profit
- Repair costs can be higher than expected
Many home sellers choose Opendoor for the convenience. You can avoid a drawn out real estate transaction and complete the process almost entirely online in just a few weeks — all without involving a realtor or having strangers walking through your home.
Opendoor also pays more than a typical house flipper, while giving you the flexibility sell as is, choose your closing date, and even modify it as needed in case last-minute issues arise.
Conversely, some Opendoor customers report final offers that are significantly lower than initial estimates. This is often as a result of Opendoor's condition adjustments (i.e., the amount Opendoor deducts from your offer based on your home's condition and estimated repair costs) or changing market conditions. Some reviewers even note their contract was canceled without warning close to closing, ultimately causing them to lose time when selling their home.
While some reviewers report that the speed and efficiency of Opendoor's process is worth a lower sale price, others question whether the all fees are really worth the convenience.
How Opendoor works
Sell to Opendoor
Selling your home to Opendoor is a straightforward process[1].
1. Get your preliminary offer
You first enter your information on Opendoor’s website to receive your preliminary offer, typically within 24 to 48 hours. To qualify for an offer, you must be in one of Opendoor’s operating areas and meet Opendoor’s purchase criteria — typically a single-family residence or townhome, built after 1930, on less than 2 acres, with no major issues.
2. Complete a video or live walkthrough
Once you receive your preliminary offer, you’ll need to send videos of your home or do a live walkthrough with an Opendoor representative, potentially through a video conference call. The representative will conduct an in person inspection, which typically lasts around 30 minutes and focuses on identifying broken elements, safety issues, and overall conditions that might require repairs.
3. Review your final offer
Opendoor will then review your home’s details and walkthrough to determine the final offer. You will typically receive the final offer within a few days.
Your final offer will include a breakdown of all charges, costs, and the total amount you will receive. This includes the 5% service fee, deductions for repairs, and closing costs.
A common question is whether you can negotiate the price with Opendoor. While you can try to negotiate, Opendoor typically only adjusts the price if a significant home assessment error is made. In general, the Opendoor final offer really is final.
4. Sign a purchase agreement and arrange the closing date
If you agree to the price, you’ll sign a purchase agreement and select a closing date. You’ll get paid once the closing is completed.
Communications with your Opendoor agent are largely done through email or phone calls.
Listing with Opendoor
Opendoor's listing option combines a cash offer with a traditional home sale. You apply for a cash offer from Opendoor, just like you would with its main iBuying service, but you can then "lock in" this offer for 30 days while you list your home with an Opendoor partner agent. Usually, Opendoor offers expire after seven days.
By listing on the open market, you could end up with a higher sale price than Opendoor's cash offer. But if your house doesn’t sell after 30 days, you still have Opendoor’s cash offer to fall back on.
If your home sells on the open market, you'll pay the standard listing agent commission, which is typically 3%. The buyer may also request that you pay a concession to cover their buyer agent's commission and any repair costs negotiated during the inspection period. You'll also pay standard closing costs, which typically run about 1% for sellers.
👉 Tip: If you're considering a traditional listing, we recommend going with a low commission realtor. You'll save a lot in commission and can still apply for an Opendoor offer as a backup — something a lot of realtors will offer anyway.
Buying from Opendoor
When you buy a house from Opendoor, you have the option to purchase a home from the company directly or work with an agent of your choice. Buying from Opendoor lets you avoid bidding wars and save on realtor commissions, but you won't be able to negotiate — you'll have to pay the price that Opendoor sets for the home.
Be aware that Opendoor's list prices may be higher than you expect for your area — a common complaint among buyers who have toured Opendoor homes. Moreover, reviews from home buyers indicate that Opendoor may be reluctant to negotiate or pay for repairs.
Opendoor used to offer a 90-day "buyback guarantee," but has since changed its terms and conditions to specify that buyers agree to purchase Opendoor homes as is, without any warranties as to its condition. Be sure to get a thorough inspection, as reviews from past buyers indicate that Opendoor homes can be problematic, due to poorly made repairs and long periods of vacancy with minimal upkeep.
What kinds of homes does Opendoor buy?
Opendoor purchases a variety of homes[2], including single-family homes, townhouses, and condos. The company generally seeks properties that are in good condition and located in desirable neighborhoods.
Opendoor has stricter standards for the properties it buys than your typical investor. The company typically won't make offers on:
- Homes with tenants or title issues
- Older homes (built before 1930)
- Distressed homes
- Homes with septic or well systems
- Homes in flood zones
- Homes with dated building materials
- Homes damaged by fire, floods, or natural disasters
- Homes with leased solar panels that aren’t fully repaid
Key eligibility criteria include the home’s age, size, and overall condition, as well as the location and current market demand. Homes requiring significant repairs or situated in areas with low market demand may not qualify for an Opendoor offer. This selective approach helps Opendoor maintain a high standard for the properties it buys, ensuring a smooth transaction for both parties.
Where is Opendoor available?
Opendoor is available in more than 50 major markets across the United States, including prominent cities like Los Angeles, San Francisco, and New York. The company is continually expanding its reach, aiming to serve even more homeowners in the future.
To find out if Opendoor operates in your area and to request a cash offer, you can visit their website and enter your property address. This quick check can help you determine if you can take advantage of Opendoor’s convenient home selling process.
Is Opendoor legit?
Yes, Opendoor is a legitimate real estate company that has been operating since 2014. While Opendoor may not be the ideal choice for every homeowner, it offers a valuable option for those seeking a quick and hassle-free sale.
Opendoor experienced substantial losses in 2022.[3] However, the company continues to find ways to retool its model with the long-term goal of becoming profitable. It purchased 14,684 homes in 2024 (down from 36,908 homes in 2021) and has expanded its services to include traditional listings with a backup cash offer good for 30 days.
Opendoor reviews: The bottom line
Opendoor is a legitimate iBuyer available nationwide in over 50 major markets. It can be a convenient alternative to listing on the open market for some sellers. Homeowners who want an all-cash offer, a quick closing, or to avoid the hassle of traditional real estate transactions may want to explore this option.
However, sellers may be sacrificing profit for convenience. For instance, most customers report final cash offers that are below market value (sometimes dramatically below). Sellers will also have to pay a 5% service fee and the full amount for any improvements Opendoor thinks your house needs — further reducing their profit.
Sellers who want to maximize their profit may want to explore other options, such as realtors offering lower commission rates or specializing in quick sales.
If you’re serious about selling to Opendoor, don’t settle for the first cash bid. Comparing multiple offers can help you uncover thousands more for your home — often with similar convenience and closing speed.
⚡ Use Clever Offers to quickly compare real cash offers from trusted buyers near you. It’s 100% free, with no pressure to sell — and you’ll get professional guidance to ensure you walk away with top dollar for your home. Get started today!
