If you want to skip the hassle of showings, repairs, and uncertain timelines, iBuyers like Offerpad and Opendoor offer a fast, convenient way to sell your home.
Both companies make cash offers and can close in as little as 1–2 weeks, but they differ in their service offerings, fees, and overall customer experience.
- Offerpad works best for sellers who want the safety net of a cash offer but are open to selling the traditional way, with added perks. When you request an offer, you’ll be assigned a HomePro — i.e., an Offerpad certified agent — to walk you through different selling options, including a traditional listing. Offerpad also offers supplemental services like free local moves and managed repair and renovation services if you opt to list. However, sellers report below-market offers and inflated repair costs, which can quickly eat into your profits.
- Opendoor may be a better choice for sellers who prefer a true tech-first iBuying experience with fewer in-person steps. While Opendoor also gives sellers the option to list their home using its cash offer as a backup, iBuying remains its core service. Opendoor purchases 5x as many homes as Offerpad, charges lower service fees, and also enjoys higher customer ratings. On the downside, final offers are sometimes tens of thousands lower than the initial estimates and buyers complain of poor quality flips on homes purchased from Opendoor.
Before committing to Offerpad or Opendoor, we highly recommend shopping around. Clever Offers is a free service that helps you compare fair cash offers from iBuyers, local investors, and hybrid solutions combining upfront cash with market upside — all in one place. You can sell in as little as 7 days or explore what your home could fetch on the open market. Answser a few questions to start comparing offers!
Offerpad vs Opendoor: How are they different?
| Offerpad | Opendoor | |
|---|---|---|
| Services | Cash offer, listing with cash offer as backup, hybrid option | Cash offer, listing with cash offer as backup, hybrid option |
| Cash offer fee | 8%* | 5% |
| Reviews | 3.92/5 (2,679 reviews) | 4.26/5 (4,361 reviews) |
| Added features | Free local move (up to 50 miles), free 3-day extended stay, home improvement advance | Up to 17-day extended stay for a daily fee |
| Availability | Major metros in AZ, FL, GA, IN, NV, NC, OH, SC, TX | Major metros 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 |
Services
While both Offerpad and Opendoor started as traditional iBuyers, they've evolved into different business models with distinct approaches to home selling.
How does Offerpad work?
Over the past few years, Offerpad has transformed from a pure iBuyer into a comprehensive real estate services company offering a variety of pathways to sell a home:
- Cash Offer (8% service fee): Traditional iBuyer model where Offerpad purchases the home directly and lets you choose your own closing date
- Traditional Listing (~6% commission): List with Offerpad agent using cash offer as backup and take advantage of a no-interest renovation loan
- Homeward Offer (~15.5% total fees): Hybrid "sell before you list" model with cash upfront, followed by a market listing
While sellers can still request a preliminary cash offer online, sellers are now required to meet with an Offerpad HomePro (i.e., a partnering real estate agent) during the inspection period to review the offer alongside other selling options.
Reviews indicate that many sellers opt for a traditional listing over Offerpad's cash offer. In fact, Offerpad purchased fewer than 2,500 homes in all of 2024, compared to the nearly 15,000 homes acquired by Opendoor.[1][2]
For sellers who opt to list, Offerpad offers supplemental services, such as a Renovate program to get your home 'market ready' at no upfront cost. Sellers can also take advantage of Offerpad's free local moves, whether they list or accept a cash offer.
How does Opendoor work?
Opendoor maintains a streamlined, technology-driven iBuyer model focused primarily on direct cash purchases with some additional services:
- Cash Offer (5% service fee): Core iBuyer service with instant online offers
- Offer Lock (~6% commission fee): Traditional listing with 30-day backup cash offer
- Cash Plus (select markets): Upfront cash, followed by open market listing (similar to Offerpad's Homeward offer)
When you request an offer from Opendoor, they'll send you a preliminary offer via email and prompt you to schedule a chat with a company to review it along with other available options. Reviews indicate that most customers still spring for Opendoor's cash offer.
Before sending a final offer, Opendoor will send a company rep to complete a home inspection. Your finalized offer will include adjustments for your home's actual condition, any repairs documented during the inspection, and a current market analysis. If you decide to move forward, you can choose your closing date within a 10–60 day window.
Fees and other costs
| Offerpad | Opendoor | |
|---|---|---|
| Service fee | 8% | 5% |
| Listing fee | ~6% | ~6% |
| Repair costs | Vary | Vary |
| Cancellation fee | None (formerly 1%) | None |
While Opendoor and Offerpad used to charge a comaprable 5% service fee, Offerpad no longer discloses its service fee on its website. However, a conversation with Offerpad's HomePro Assistant chatbot revealed that the average cash offer fee is now 8% of the sale price.
By contrast, Opendoor continues to charge 5% and also clearly publishes its fees on its website.
Both companies charge repair fees based on an in-person home inspection, which can lower final offers significantly.
For sellers who prefer to list their home with a backup cash offer, both Opendoor and Offerpad allow the listing agent to negotiate their own commission rates. However, 5–6% is standard for the industry, with half typically going to the listing agent and half offered as a concession to cover the buyer's agent fee.
While Offerpad used to charge a 1% cancellation to sellers who backed out after signing a purchase agreement, it appears that both companies now allow sellers to cancel without penalty.
What types of properties do they buy?
| Offerpad | Opendoor | |
| What they buy | Post-1950s construction, Lot size up to 1 acre, Valued under $1 million | Post-1930s construction, Lot size up to 2 acres, Valued under $1.4 million, Owner-occupied |
| Where they buy | Select markets in AZ, FL, GA, IN, NV, NC, OH, SC, TX | 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 |
Both Opendoor and Offerpad purchase a variety of residential properties, but each has slightly different criteria.
Generally, they buy single-family homes, townhomes, and condos — including those located in gated or age-restricted communities. Offerpad also buys duplexes in some areas, while Opendoor typically focuses on properties priced up to $1 million, although this limit can vary by location. Offerpad usually targets homes priced between $100,000 and $600,000, with some flexibility depending on the market.
Both companies require homes to sit on lots no larger than 2 acres and typically only consider properties built after the 1930s (Offerpad) or 1950s (Opendoor). The seller must have clear ownership of the property for it to qualify. Availability of services may vary depending on the home type and location.
Opendoor is availably in roughly 3x as many markets as Offerpad.
Offerpad vs Opendoor reviews
| Company | Overall rating | Number of reviews |
|---|---|---|
| Offerpad | 3.92/5 | 2,679 |
| Opendoor | 4.26/5 | 4,361 |
We analyzed more than 6,000 reviews from various sources, such as Trustpilot, Yelp, and the BBB. Opendoor has more reviews, is rated higher among customers overall, and is also available in more markets.
Positive reviews for both companies praise the streamlined selling process and strong customer support.
Two of the most significant complaints mentioned in reviews for both iBuyers involved the high cost of post-inspection repairs, and the low final offer price, which came as a surprise for some clients.
Offerpad reviews
Offerpad’s positive reviews speak highly of the team’s professionalism and flexible closing timelines. Users appreciate the speed of the process and the smooth sale.
“Venturing into the process of selling my home with Offerpad was an exceptional experience, right from the beginning to the end!!! The initial professional I interacted with astounded me by thoroughly examining my property and subsequently extending an offer ... Surprisingly, the offer was well beyond my initial estimations and therefore, I immediately accepted it.” — Dean H., Trustpilot
“I recently had a transaction with Offer Pad that went so smoothly! They were easy to get ahold of and negotiate with. It turned out that the *** told us that the home needed exterior paint to be transferred into our buyers name (before we could close). I thought this would be a big hurdle but once it was called out it was taken care of quickly. I would work with Offerpad again.” — Lisa F., BBB
Offerpad, which appears to sell a growing number of homes through traditional listings, also has a number of positive reviews mentioning the caliber of their listing agents.
"My realtor Mike Burk was so friendly, knowledgeable and very responsive in all communications, he really made the experience feel hassle-free and I highly recommend working with him and OfferPad!” - Emily B., Google
Offerpad’s negative reviews seem to indicate that the company sometimes presented clients with higher repair prices than they got from independent contractors. Also, some reviewers (who did not end up selling their home with Offerpad) mentioned a lengthy process before learning that their home did not meet the eligibility criteria.
“While this process may work for many people, for us it was very disappointing. Our home had been substantially upgraded and we presented all that information during the appraisal and video tour. Unfortunately, it seemed as though none of that information was considered in the offer. We declined the offer and put the house on the market. It sold it in 5 days for $85000 more than [Offerpad's]offer. ” — Edward, Trustpilot
Opendoor reviews
Opendoor reviews are mostly positive, with many sellers praising a stress-free experience and seamless communication with the team. Clients also appreciate the ease of the transaction and the ability to avoid listings and showings.
“Opendoor made selling our house a lot less stressful than the more ‘conventional’ way. The process was great and our account rep, Stefan, was outstanding. We highly recommend using this company.” — Vincent R., Trustpilot
“So far our experience has been awesome! Chloe has been excellent as our initial contact and the person who may stay with us through escrow closure. We expected to be very disappointed with their final offer after the initial offer looked too good to be true. However, when considering using our repair quotes and repainting quotes, at this point, Opendoor is competitive allowing us to avoid all the headaches of dealing with contractors and listing the property." — Robert B., Yelp
In Opendoor’s negative reviews, which represent a small portion of its reviews, customers tend to mention that their homes were evaluated lower than the price they received from realtors. Another sentiment seen in the negative reviews, is that the final offer was much lower than the initial offer and that the cost of repairs was exaggerated.
“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, subtracting 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 needed a new roof, no one even got up on the roof and the roof still has about 20 years left on it. … Glad I haven't signed anything with them.” — Nancy M., BBB
Offerpad vs Opendoor: Pros and cons
| Company | Pros | Cons |
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| Offerpad |
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| Opendoor |
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The bottom line
Offerpad and Opendoor are the largest iBuyers in the U.S., allowing homeowners to sell their property quickly without the hassle of showings or negotiation with individual buyers.
Offerpad might be a better choice for those who could benefit from the company’s perks, such as a three-day extended stay, free local move, or pre-listing renovation services.
However, Opendoor is likely the better choice for sellers seeking a true cash offer, due to its lower 5% service fee (compared to Offerpad's 8%), wider availability, better customer ratings, and more transparent pricing.
Despite the buzz around iBuyers, fewer than 1% of U.S. home sellers used an iBuyer service in 2024.[3] Most sellers still go the traditional route or explore other fast-sale options like cash buyers and or low commission realtors.
An iBuyer isn't the only option if you want to sell fast. Clever Offers helps you find cash buyers in your area and see their offers for your home, with no obligation or commitment to sell. Take a short quiz to see which offers you qualify for, and sell in as little as 7 days for highest cash price.
FAQ
What are the main differences between Offerpad and Opendoor?
Both companies are iBuyers, which use a tech-driven approach to evaluate and buy properties from homeowners. Offerpad has an on-site inspection, while Opendoor oversees most of the process online. Opendoor has a more generous cancellation policy.
Who offers more for houses: Offerpad or Opendoor?
Both companies offer similar prices, slightly below the market average (80-85%). If you want to receive a fair offer for your property while saving on real estate commission, consider talking to a low-commission real estate agent.
Can you negotiate cash offers with Offerpad or Opendoor?
It is possible to negotiate offers with Offerpad and Opendoor, but neither company adjusts their prices easily. You can ask for a second valuation if you believe the company made an error or overlooked major repairs or improvements.
Which company offers more flexibility with closing and move-out dates?
With Offerpad, you can choose a closing date within 90 days after signing. With Opendoor, the closing date can be anywhere within a 60-day window. Offerpad allows a seller to stay in the home for up to three days after closing for free (a security deposit is required). Opendoor allows a seller to stay for up to 17 days but charges a daily fee and a security deposit from day one.
Which company will buy faster?
You can receive a preliminary offer from either Opendoor or Offerpad in as little as 24 hours. Offerpad can close in as few as eight days and Opendoor in 14 days, depending on your location.
Can I cancel the sale after accepting an offer?
It is possible to cancel the sale after accepting an offer when selling to either company. While Offerpad used to charge a 1% cancellation fee, both companies now allow you to cancel without penalty.
