No iBuyer pays the most every time. Opendoor often makes some of the highest opening offers on the homes they'll buy, but we've heard from agents who say those offers are still only about 85–90% of what the same home would bring on the open market. Additional service charges and repair credits will shrink your net profits even more.
To get the best price on your home, compare at least two offers against a listing estimate from an agent before signing anything.
An offers marketplace like Clever Offers can save you a ton of time sourcing offers and figuring out your best options — which is why it’s our top-rated Opendoor competitor. Clever reports that recent sellers who compared offers through its marketplace saw an average price gain of +$66,735.[6] Compare the highest cash offers for your home and sell when you’re ready — no added fees or pressure to move forward.
Which iBuyer pays the most?
Among the companies on this page, Opendoor and Offerpad make the highest initial offers on eligible homes. However, their fees and repair costs cut into the net profits.
Opendoor’s service charge now varies by offer, and it no longer discloses its service fees. Its help center says the charge "varies and is shown in your offer breakdown" and that the company "does not publish a fixed percentage."[1] That means you can't know what Opendoor's fee will be until you have an offer in hand, which means it's smart to have another offer ready and waiting for comparison.
Offerpad’s fee is a flat 5% of the purchase price. [7]
The buy-before-you-sell services — Knock, Orchard, and Homeward — aren’t offers at all; they front you equity so you can list for full value. Cash investors like We Buy Houses pay the least: they work backward from what your home will be worth after repairs, subtracting the repair budget, their holding and resale costs, and a profit margin. But they buy the homes iBuyers won’t.
Melissa Young, a realtor with Call It Closed International Realty in the greater Charlotte area, has never seen the math work for a client. “Offers are typically about 85 to 90% of actual retail value, and their fees are typically higher than what I would even charge to sell it conventionally,” she says. “I have never once had a seller actually take them up on their offer.”
Opendoor vs. cash investors
Here's an example of what three different buyers might pay for a $400,000 home. Keep in mind that these numbers will change according to market strength, your home's condition, and the actual fees charged.
| Opendoor (iBuyer cash offer) | Cash investor (We Buy Houses type) | List with a Traditional agent | |
|---|---|---|---|
| Offer or sale price | $356,000 (89% of value) | $280,000 (70% of value) | $400,000 (sale at market value) |
| Service charge or listing fee | −$17,800 (5%) | $0 | −$12,000 (3%)** |
| Buyer's agent commission | $0 | $0 | −$12,000 (3%)** |
| Repair credit or condition adjustment | −$6,000* | $0 (sold as-is) | −$4,000 (1% seller concessions) |
| Seller closing costs (about 1%) | −$3,560 | −$2,800 | −$4,000 |
| Carrying costs while the home is on the market | $0 | $0 | −$5,200 (two months) |
| Estimated net to seller | $328,640 | $277,200 | $362,800 |
**Estimated at 3% for simplicity. The current national average listing agent commission is 2.76%; the current average buyer’s agent commission is 2.70%.[8]
The iBuyer column starts $44,000 below the listing price before a single fee is charged, because the discount is built into the offer; the service charge and repair credit take another $23,800. The listing column nets the most even after listing agent and buyer agent commissions. Sellers still typically cover the buyer’s agent commission.[9]
The spread between the best and worst path is nearly $35,000 on this house. That's why taking the time to compare offers is worth it, and why getting competing cash offers next to an agent's listing estimate is the cheapest insurance in the process.
7 Top Opendoor competitors for 2026
- Best for finding top cash offers, fast: Clever Offers
- Best if you want flexible closing & perks: Offerpad
- Best for getting cash upfront, plus more when you list: Homeward
- Best if you need to buy before selling: Knock or Orchard
- Best if you'd prefer to work with a realtor: HomeLight Simple Sale
- Best if your home needs repairs: We Buy Houses
Clever Offers: Find the best cash offers, fast
- ⭐️ Customer rating: 4.9/5 (4,565 reviews)
- 💵 Service fees: None
- ⏳ Time to close: Varies
- 📍 Locations: Nationwide
- 🏆 Best for: Homeowners who want to explore their selling options so they can make an informed decision and find a deal that meets their needs
How it works: Clever Offers is an offers marketplace that lets you compare multiple cash offers from investors, iBuyers, buy-before-you-sell services, and more. Perks of choosing an offers marketplace include:
- Multiple offers
- Vetted buyers
- Professional support throughout the process
- No added fees
Getting multiple offers increases competition for your home and gives you a better chance at making the most on your sale. You also have the option to consult with a realtor from Clever's 5-star rated agent network to see how offers compare to your home's potential market value — all with no added fees or obligation to sign a listing agreement. The increased exposure and professional guidance could result in a much higher payout than a typical cash offer, without the hassle or lengthy commitment of a traditional home sale.
Clever Offers is free, and you’re not locked into using it if you don’t find the right fit. The company has excellent customer ratings on BBB, Google, and Trustpilot, and their team stays in touch throughout the transaction to ensure you're satisfied with the results of your home sale.
To get started with Clever Offers, you submit a quick form with details about your home. Then, let Clever's team find the best cash offer options available in your area.
Opendoor vs. Clever Offers: Clever Offers lets you evaluate multiple competing offers, giving sellers a simplified way to shop around.
Offerpad: Get the safety net of a backup cash offer
- ⭐️ Customer rating: 3.88/5 (2,607 reviews)
- 💵 Service fees: 5%
- ⏳ Time to close: 8-60 days, flexible
- 📍 Locations: Select markets in AZ, FL, GA, IN, NV, NC, OH, SC, TX
- 🏆 Best for: Sellers who want to list the traditional way with the safety net of a backup cash offer
How it works: Offerpad is a nationwide iBuyer offering sellers the option to choose between a straight cash offer or a traditional listing using a cash offer as backup. The company is known for offering some enticing perks, like a flexible 60-day closing window, free local moving assistance, and help with home prep when you decide to list with an Offerpad agent.
However, Offerpad’s cash offer fees are 5%, plus deductions for repairs. If you opt for a traditional listing, you'll pay a standard brokerage fee of about 6%.[7]
One thing to keep in mind is that Offerpad now connects you with a HomePro (i.e., an Offerpad partner agent) during the inspection period to go over your selling options, which range from a cash offer to a traditional listing. Melissa Young, a Charlotte, NC realtor with Call It Closed Realty International, notes that Offerpad also actively recruits agents to bring them listings. "OfferPad has a text campaign to agents that says they will pay a 3% commission to any home that is not yet on the market," she says.
If you're hoping to cut agents out of the process by working with an iBuyer, Offerpad may not be for you.
Opendoor vs. Offerpad: Both iBuyers follow a similar model and offer the option of a cash offer or listing with a partner agent, possibly receiving a higher payout. They also charge similar fees.[1] However, Opendoor is more widely available and has higher customer ratings based on online reviews.
See our full Opendoor vs. Offerpad comparison.
Knock: Buy before you sell
- ⭐️ Customer rating: 4.78/5 (963 reviews)
- 💵 Service fees: 2.25% + $1,850 loan fee
- ⏳ Time to close: Varies
- 📍 Locations: Statewide in AL, AZ, CA, CO, DE, DC, FL, GA, IL, IN, IA, KS, KY, LA, MD, MI, MN, NE, NH, NJ, NC, OH, OK, OR, PA, SC, SD, TN, TX, WA, WI, WY
- 🏆 Best for: Sellers who need the equity from their current home to buy a new one
How it works: Knock makes it easier for homeowners to sell their homes and buy a new one through a short-term bridge loan. The loan lets you leverage your current home equity to cover a down payment and moving costs without waiting for your current home to sell. The loan also covers the expenses you need to float while listing your old home, such as:
- Ongoing mortgage payments
- Homeowner’s insurance
- Utilities and maintenance costs
- Repairs and updates
Knock's buy-before-you-sell model is especially beneficial for sellers who need to relocate quickly and can’t wait for their old home to sell before moving. Instead of selling to an iBuyer for less, you get to move when you're ready and list for full market value.
When your old home sells, you keep any additional profit over the cost of your bridge loan, but you also have to pay a 2.25% service fee (on the home’s listing price) and a $1,850 loan fee on top of your realtor fees. However, unlike competitors, Knock lets you list with the agent of your choice, so you can have more control over how the sale is handled.
Opendoor vs. Knock: Knock helps homeowners buy a new house upfront, then list their old home for full market value — something Opendoor doesn’t offer. However, Opendoor’s quick turnaround on closing cash offers may work better for some.
Homeward: Cash upfront + more when home sells
- ⭐️ Customer rating: 4.48/5 (1,396 reviews)
- 💵 Service fees: 3.5–7%
- ⏳ Time to close: 21 days for initial payout, up to 6 months to sell your home on the market
- 📍 Locations: Statewide in AZ, CO, DC, GA, MD, NC, OR, SC, TN, TX, VA, WA
- 🏆 Best for: Sellers who want to make an attractive cash offer on a new home without rushing the process of selling their old home
How it works: Homeward gives sellers a significant portion of their home value upfront,[10] then lists the home on the market for maximum profit. The initial cash deal makes it possible for homeowners to:
- Make an attractive cash offer on a new home
- Close quickly
- Avoid sacrificing potential resale value
However, this convenience comes with a higher-than-average 7% service fee,[10] and customers are responsible for covering Homeward’s carrying costs (ongoing mortgage payments, utilities, maintenance, repairs, taxes, etc.) until the old property sells. You’ll also be responsible for realtor fees, closing costs, and repair credits requested from the buyer.
Opendoor vs. Homeward: Opendoor charges lower fees and has a simpler process than Homeward, while Homeward’s model could potentially help you sell for closer to full market value — although the second payout isn't guaranteed.
Orchard: Get an equity advance to secure your next house
- ⭐️ Customer rating: 3.96/5 (843 reviews)
- 💵 Service fees: 1.9–2.4% + 3–6% brokerage fee
- ⏳ Time to close: 14-120 days
- 📍 Locations: Select markets in AZ, CA, CO, FL, GA, TN, TX, WA
- 🏆 Best for: Homeowners with significant equity in their current home who want to upgrade or downsize
How it works: Orchard’s buy-before-you-sell model offers homeowners an interest-free equity advance on their current home, giving them the capital to make an attractive, non-contingent offer on a new home. Pros include:
- Stronger, more attractive offers on a new home
- Professional photography and home prep services
- Ability to sell your house for full market value after you move
- A backup cash offer if your old home doesn’t sell within a 120-day window
Selling through Orchard will cost you more than a traditional realtor, though. The company charges a minimum 1.9% service fee on top of a 6% brokerage fee.[11] You're also required to work with an Orchard agent to list your house, instead of having the freedom to choose your own.
A final consideration is that Orchard's backup offer is worth less than full market value, which could be problematic if you're in a slow-moving market where homes may not sell within 120 days.
Opendoor vs. Orchard: Rather than providing an equity advance, Opendoor purchases your home outright. You don't get the additional upside from an open market sale, but the transaction is much faster and you won't be on the hook for covering double mortgage costs while waiting for your old house to sell.
HomeLight Simple Sale: Compare a cash offer to listing with an agent
- ⭐️ Customer rating: 4.1/5 (1,253 reviews)
- 💵 Service fees: None
- ⏳ Time to close: 10-30+ days
- 📍 Locations: Nationwide
- 🏆 Best for: Homeowners who want to consult a listing agent alongside a potential cash offer
How it works: HomeLight Simple Sale connects homeowners with investors and agents to help them compare both options. Benefits of going with a cash offer through HomeLight include:
- No additional service fees
- Quick closing time (10-30 days)
- Ability to consult with an agent alongside getting a cash offer
HomeLight customers should expect cash offers below retail value, which is typical of offers from real estate investors. If you want more for your sale (and don’t mind taking more time), connecting with a HomeLight agent may be the best option.
One caveat to working with HomeLight is that (according to customer reviews and forums like Reddit) you will likely be connected with an agent in HomeLight's network, even if you're looking exclusively for cash offers. The company operates primarily as an agent matching service and makes money by selling leads to realtors.
Opendoor vs. HomeLight Simple Sale: Rather than a single take-it-or-leave-it-offer, HomeLight Simple Sale helps homeowners compare offers from local investors against the sale price they could reasonably expect with an agent. While HomeLight Simple Sale may be better suited for homeowners who need to offload a problem property fast, Opendoor’s iBuyer model may work better for homeowners with properties in decent condition.
We Buy Houses: Help for hard-to-sell homes
- ⭐️ Customer rating: 4.7/5 (381 reviews)
- 💵 Service fees: None
- 📍 Locations: Nationwide
- ⏳ Time to close: 7-14 days+
- 🏆 Best for: Homeowners with distressed properties or urgent selling needs
How it works: We Buy Houses is one of the most well-established cash-for-homes networks, operating in major cities across the United States. The company specializes in as-is purchases, which makes it attractive for homes that need considerable repairs or updating. It can also assist with urgent timelines due to a sudden life event or pending foreclosure. Perks include:
- Fast cash offers, often within 24 hours
- No additional fees or agent commissions
- No need to make repairs before selling
- Ability to close in as little as 7–14 days
Since We Buy Houses licensees work as real estate investors, offers are typically within a range of 60–80% of market value, minus repair costs. If you want to maximize profits on your home or only need a few repairs, you may want to look elsewhere.
Opendoor vs. We Buy Houses: Cash buyers like We Buy Houses offer quicker sales and purchase properties outside Opendoor’s scope. That said, homeowners may make more through Opendoor if their property meets the requirements.
Which Opendoor competitors serve your state?
Most of these companies operate in a fraction of the country. Opendoor is the exception — it now buys in every postal code in the lower 48 states where single-family homes are available.[12] Offerpad buys in nine states, and Knock in 31 states plus Washington, D.C.[13][14] The buy-before-you-sell programs cluster in the Sun Belt and Mountain West, and only the marketplace and investor options come close to everywhere.
| Company | Where it operates |
|---|---|
| Opendoor | Nationwide — every postal code in the lower 48 states with single-family homes |
| Offerpad | Select markets in AZ, FL, GA, IN, NV, NC, OH, SC, TX |
| Knock | Statewide in AL, AZ, CA, CO, DE, DC, FL, GA, IL, IN, IA, KS, KY, LA, MD, MI, MN, NE, NH, NJ, NC, OH, OK, OR, PA, SC, SD, TN, TX, WA, WI, WY |
| Homeward | Statewide in AZ, CO, DC, GA, MD, NC, OR, SC, TN, TX, VA, WA |
| Orchard | Select markets in AZ, CA, CO, FL, GA, TN, TX, WA |
| Clever Offers | All 50 states and DC |
| HomeLight Simple Sale | Nationwide |
| We Buy Houses | Nationwide |
If the buy-before-you-sell programs don’t reach where you live — true for most of the country — your options are a local cash investor, a marketplace that brings several of them to you, or a listing. Compare cash offers in your area to see which buyers are active near you.
Opendoor vs. a realtor
Working with an iBuyer like Opendoor is convenient, but that convenience comes at a cost — if your home meets an iBuyer's criteria at all.
Opendoor bought 149% more homes in the second quarter of 2026 than it did a year earlier. However, revenue fell year over year, to $883 million from $1.57 billion.[15]
Offerpad is a smaller operation, but it's moving the same direction. Offerpad's operating plan sets a goal of 1,000 transactions per quarter, compared to the projected 350–400 transactions in the third quarter of 2026.[2]
What does this mean for you? Both companies are buying more homes on thinner margins — which means offers may shrink and variable fees may grow. Opendoor’s help center now says its service charge “varies and is shown in your offer breakdown,” and its Cash Now, More Later product carries a variable charge tied to how much cash you take upfront.[1] You can’t know the fee until you have the offer — so get a second one.
Data from a sample of recent iBuyers sales indicates these companies offer an average of 8–14% less than market value for homes.[16] They also charge significant service fees (5% is typical) and unpredictable repairs costs that further chip away at your profit.
If you want to make a decent amount of money on your home, finding a quality real estate agent is usually going to be your best path forward. Currently, homes are selling for about 99% of their list price after an average of 95 days on the market, from listing to close.[17][18]
Agent finding services like Clever can connect you with top-performing realtors in your area. Even better: Clever also negotiates on your behalf to score you a 1.5% listing fee — about half of what other agents charge.
Answer a few quick questions to match with top agents near you.
How to get the most from Opendoor or a competitor
1. Get at least two offers and use them against each other
Before settling on one company, shop around to determine which iBuyer will offer the most for your home. There's no obligation to accept, and you may be able to negotiate with a concrete backup offer in hand.
That tactic worked for Bradley Carpenter, who sold his home to Opendoor in 2022. "I sent [Opendoor] the Offerpad offer, and I said, 'Hey, Offerpad offered me $3,000 more than you. Are you guys willing to come up a little bit?'" Carpenter told us by phone in October 2023. In response, Opendoor reduced their repair fee bill by $3,000. A marketplace request like Clever Offers does the same thing in one step.
» COMPARE: Get competing cash offers with one request
2. Expect the final offer to drop after inspection
While your initial offer from an iBuyer may seem reasonable, it can drop dramatically following a home inspection.
Young recalls clients whose son had already gone under contract on a new house before receiving his final offer: "The offer in the beginning seemed reasonable, but after going through inspections, a lot of things changed. By the time the seller realized that it was a terrible deal, it was too late to back out because they'd already move onto something else."
Don't go under contract on your next home until the final, post-inspection offer is in writing. Here's how Opendoor's preliminary and final offers differ.
3. Get a listing estimate before you accept
With Opendoor you can cancel without penalty at any time before closing — even after you’ve signed the purchase agreement.[19] Offerpad publishes no equivalent seller-side right; what it does say is that a cash offer commits you to nothing before you sign, and that you can decline its repair requests without penalty.[7] Don’t assume the same of a bridge program — Knock’s site says its purchase-offer fee is not refunded if you cancel.[20] Either way, an offer in hand is a good time to consult a realtor.
Realtor Jon Granlund says he always presents iBuyer offers alongside what a traditional listing could realistically achieve for his clients: "I say to them, if I can't beat the offer, cancel with me and sell it to the iBuyer. And I've beaten the iBuyer every time."
An agent's assessment of your home's value costs nothing and gives you a real benchmark before you accept an iBuyer's offer. Finding a quality agent is the step most sellers skip; Clever makes it a short one, matching you with top local agents at a pre-negotiated 1.5% listing fee ($3,000 minimum).
» SAVE: Consult with top agents in your area — no added fees or obligation to move forward
Opendoor or a competitor: which is right for you?
The right answer depends on what's most important to you.
You want speed and certainty on a home in good condition. Opendoor or Offerpad will close in weeks, and the discount is the price of that certainty.
You need to buy your next home first. Knock, Orchard, or Homeward lets you make a non-contingent offer and list for full value afterward.
Your house needs work, or you're on a hard deadline. A We Buy Houses investor will take it as-is and close in about a week.
You want to see every option before you commit. An offers marketplace like Clever Offers puts several of the above in front of you at once.
You want the most money and can wait about two months. List it. Putting your home on the open market is almost always the surest path to the highest net profit, as long as you have the time.
Opendoor still makes sense if you want a quick, straightforward sale and your home fits its criteria — just go in knowing the service charge varies by offer and the number can change after inspection. Shopping around to compare Opendoor competitors, or using a free platform like Clever Offers to do that leg work for you, can give you the assurance that you're making the right choice.
Frequently asked questions
Generally, Opendoor pays closer to market value than fix-and-flip investors, since it targets homes in desirable areas and good condition. But it deducts a service charge that varies by offer, repair costs, and closing costs from the payout, and the net can land close to what a cash home buying company would pay.[1] See Opendoor’s fees for each line.
Offerpad is the only other national, publicly traded iBuyer, at a fraction of Opendoor’s scale — 268 homes bought in Q2 2026 versus 4,378.[2] In most markets, though, Opendoor’s real competition is a local cash investor, an offers marketplace, or a listing with a low-commission agent.
Offerpad offers more flexibility and publishes its 5% fee; Opendoor buys across the lower 48 and carries higher ratings but publishes no fixed fee at all. See the full Opendoor vs. Offerpad comparison.
Zillow’s board decided to wind down Zillow Offers on November 2, 2021.[3] Redfin decided to wind down RedfinNow on November 7, 2022, announcing it two days later.[4] Zillow and Opendoor announced a multi-year partnership in August 2022 that routes a Zillow seller who requests a cash offer to Opendoor.[5]
It depends on the goal. For more money, a listing or a marketplace that makes buyers compete usually beats a single iBuyer offer. For certainty while you list, Offerpad's backup offer covers you. To buy first, Knock or Orchard fronts you the equity. And if your home won't qualify for an iBuyer, a cash investor will still buy it.
About our reviews
Our company reviews are powered by hundreds of hours of research. To evaluate cash home-buying companies, we analyze publicly available data and 3rd-party customer reviews for indicators of offer quality, customer service, fees vs. value provided, trustworthiness, and more. Review sites consulted include the Better Business Bureau, Google, Reviews.io, and Trustpilot.
Whenever possible, we also talk to customers, company reps, and industry professionals (such as real estate agents) who have direct experience working with the brand.
Expert commentary comes from Melissa Young, a realtor with Call It Closed International Realty in the greater Charlotte area; realtor Jon Granlund of REAL Broker LLC in Northern Virginia; Kevin Daniels, co-owner of Palm State Home Buyers; and Bradley Carpenter, who sold his home to Opendoor in 2022 and spoke with us by phone in October 2023.
Analysis of iBuyer offers is based on a Clever Real Estate analysis of 409 Opendoor homes and 123 Offerpad homes bought and sold between May 2023 and June 2025. Data was sourced from House Canary and public property records and included all available records within a two year period showing either Opendoor or Offerpad as both the listing broker and grantee on the previous home purchase.
Clever Real Estate, which publishes this article, also operates Clever Offers — a cash offer marketplace recommended in the article. Our company reviews are based on independent research and data analysis, and reflect our honest opinions. However, Clever Offers generates revenue for our business and readers should be aware of this relationship when evaluating our recommendations.