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Offer Rating
Service Fee
Pros and cons
Editor's take
Reviews
Company info
Pros
- Pays closer to market value than a typical house flipper
- Convenient selling process and quick inspections
- Flexible closing window of 14–60 days
Cons
- Offers still tend to be below market value
- Variable service fee (historically 5%, but could be more)
- Condition adjustment may further reduce sale proceeds
If you’re planning to request an offer from Opendoor, it’s smart to compare it with a few others before deciding. Sellers with multiple offers to fall back on often get better prices and contract terms.
You can request offers on your own, with the help of a local realtor, or through a free cash offer marketplace like Clever Offers. Clever Offers brings you multiple competitive offers from local investors, iBuyers, and the market — with no added fees or pressure to move forward. You can compare a variety of options alongside offers you already have in hand and move forward with whatever solution works best for you. Try Clever Offers now.
Does Opendoor make good offers?
Opendoor typically resold homes within about 60 days of purchase.
Source: Internal analysis of 409 homes bought and sold by Opendoor between May 2023 and June 2025. Data was sourced from HouseCanary and public property records and included all records within a 2-year time frame showing Opendoor as both the listing broker and grantee on the prior home purchase.
As a general rule, Opendoor pays more than your average house flipper, but still far less than what a seller could get on the open market.
To get a realistic picture of how Opendoor's offers compare to market value, our team analyzed 409 homes bought and sold by the company between May 2023 and June 2025. Here's what we found:
- The typical Opendoor seller left about $24,200 — roughly 8% of their home's market value — on the table compared to what Opendoor resold the home for.
- On a home priced at $330,000 (the median paid by Opendoor), that represents $24,200 that you're essentially giving away for the convenience of avoiding a traditional home sale.
Actual offers vary widely by market and condition. For example, some sellers sold their home to Opendoor for as much as or more than Opendoor resold it for. However, the gap in purchase-to-resale price doesn't reflect Opendoor's service fees or condition adjustment, which are taken from the final proceeds and can significantly lower the final payout beyond the posted sale price.
Opendoor fees and other costs
| Service fee | Varies (formerly fixed at 5%) |
| Condition adjustment | Varies |
| Closing costs | ~1% |
Opendoor's service fee has historically been 5% of the sale price. However, as of 2026, the service charge varies by transaction and is shown in the individual offer breakdown, rather than being disclosed as a fixed percentage. Sellers also pay traditional closing costs of about 1%, plus a "condition adjustment" deducted from the final proceeds. The condition reflects both the anticipated repair costs and any concessions Opendoor anticipates having to make to the next buyer for repairs not completed.
Several Opendoor reviews complain that condition adjustments substantially lower their final offer amounts. For example, Trustpilot reviewer Charles M. had this to say about Opendoor's final offer following the home inspection: "Received a 'cash offer' for $315k, then they inspected, took 7 days to review, and updated their offer to $224k. They knew the condition of the property beforehand with pictures and all details needed."
Other recent reviews indicate that the variable service fee can be as high as 10%: "Further, the marketed 5% service fee is no longer correct, they added a service fee of over 10% of the transaction, not including repair or closing costs. The resulting take home was less than my mortgage balance despite having significant equity in the home."
Top Opendoor alternatives
Opendoor competitors include other iBuyers like Offerpad, buy-before-you-sell services like Homeward, and investors that flip homes for a profit.
While iBuyers tend to pay closer to market value than traditional 'we buy houses' companies, they operate in limited markets and typically don't buy homes that need a lot of work or have financial complications like liens attached.
Cash offer marketplaces like Clever Offers let you compare offers from multiple cash buyers, which could get you a more competitive price for your house.
Here are some of the top alternatives to Opendoor.
» MORE: Looking for more cash buyers near you? Check out the best companies that buy houses for cash to see our comprehensive guides for all 50 states.
Opendoor customer reviews
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1.2 | 164 |
| 1.5 | 65 | |
| Reviews.io | 4.4 | 3,440 |
| Trustpilot | 4.2 | 717 |
| Zillow | 4.6 | 74 |
| Weighted Average: | 4.2 | 4,460 |
Customer reviews for Opendoor are a mix of positive and negative. Overall, the company maintains an average rating of 4.2/5 across 4,460 total online reviews.
While some customers find the convenience of selling to Opendoor worth it, others complain of disappointing offers and excessive repair fees that significantly lower their net proceeds.
Here are the most common themes from Opendoor reviews.
Positive themes from Opendoor reviews
✅ Smooth, convenient sale process
Review after review for Opendoor mentions its efficient, hassle-free selling process. You can get an estimated home value within minutes of submitting your property information online, a final cash offer within about a week of completing your home assessment, and close in as little as two weeks (or take as long as two months, if you need time to find a new place).
I previously had a realtor come out and she advised me of all the things I would need to do before I sold my house and the fees—that was just going to be a lot of time and money. I contacted Opendoor. They came out on time walked thorough the house taking pictures and videos. My offer was more than my realtor said she could get me and I didn’t have all the fees or wasted time. Signed the contract set my move date and closed on that day close to my house. Very easy process. Money was in the bank the next day.
From the initial consultation to closing day, Opendoor made selling our house a super smooth and stress-free process. Terrance was our Opendoor agent and he was incredibly helpful and very responsive. The communication/instructions were very clear. We are so happy we chose to forego the traditional putting our house on the market and dealing with the headache of staging it, having it immaculate with a family with small children, open houses, etc We got a fair offer and would recommend this company to anyone.
✅ Reasonable offers
Other reviews mention that, while Opendoor may not give you as much as you could sell for on the open market, offers are generally worth the convenience:
Very smooth/stress free sale, I left a little money on the table but it was worth the speed and convenience of selling to Opendoor. I would recommend giving them a chance. 10/10
They did what they said they were going to do. They moved quickly. There were no surprises. It was a lower price than probably could otherwise been had but a good trade for speed and certainty.
✅ Great customer service
Other positive Opendoor reviews praise the customer service. Team members are described as professional, organized, and responsive — helping home sellers move seamlessly through the process and addressing any questions along the way.
I had an excellent experience selling my home with Opendoor. The process was seamless, efficient, and handled with professionalism. It was a pleasure working with such a well-organized and helpful team.
Opendoor sets expectations from the beginning and they outline the process step by step so you're not surprised with the unexpected. They move quickly and allow you the option to select dates and timeframes that work for you. My representative, Chandi, was great. She answered all of my questions and called me back anytime she missed my call. Opendoor went above and beyond to ensure that my closing happened as scheduled. Selling my home with Opendoor was a smart choice.
Opendoor complaints
❌ Final offers that are much lower than initial estimates
Many Opendoor reviews from sellers mention final offers being well below initial offers.
Absolute trash. Received a "cash offer" for $315k then they inspected, took 7 days to review, and updated their offer to $224k. They knew the condition of the property beforehand with pictures and all details needed. This was a rental property in very good shape with new electrical and plumbing so its not like it was a super complicated project either. I'm shocked that this works for anyone honestly.
I should have known better. I have a fully remodeled home, interior and exterior. They emailed me with a descent preliminary offer. I called them to ask them about it since the website was not working correctly. The representative gave me a 100K range, which was reasonable (considering the market). They came to take pictures and came back with an offer 30K BELOW the lowest end of the range.
The final offer, before any fees and repair costs, was 15% below even the lowest value of the range previously given to me. The comps used to price the property were several years old and ignored many close comps sold in the last several months. Further, the marketed 5% service fee is no longer correct, they added a service fee of over 10% of the transaction, not including repair or closing costs. The resulting take home was less than my mortgage balance despite having significant equity in the home.
❌ Inflated repair costs
One of the key complaints among Opendoor customers are the unpredictable repair costs, which can reduce final payouts by considerable amounts — sometimes weeks into the process.
$100k in FEES????? Really? This is what you call a fair offer? This is on a move in ready home that is fully updated. Not sure how you people sleep at night.
Was given a decent offer at first, then was hit with 35k worth of repairs that say the house requires. They weren't transparent about what repairs were needed. They dragged out the whole process. Total bait & switch.
Adding to the frustration, some sellers note that Opendoor doesn't actually make all of the repairs it charges for before re-listing the house.
One thing that did perturb me was we were quoted 8k in maintenance costs. You spent about 3k in maintenance. When asked what was to be done to the house that would cost 8k, I was told a break down over the phone. Well the house is up for sell and you didn't do half of what was discussed. Pretty dishonest in my opinion
❌ Low-quality renovations and difficult negotiations for buyers
Home buyers tend to have poorer experiences with Opendoor than sellers. Reviews from buyers note unjustifiably high prices that Opendoor is rarely willing to negotiate and shoddy workmanship on repairs.
Opendoor was a nightmare to deal with. Bought my first home from Opendoor and they were so stubborn and hard to work with. The only thing they did to my house was flip the kitchen, new carpets and new paint. Nothing else was done to the very old house that had a lot of issues, and the garage was completely untouched which needed work the most. They expected such a high amount for the house and I knew it wasn't worth their fixer uppers. In the end, they negotiated with the price I was asking for but after living in the house and so many other problems came up, it wasn't worth it and I will never buy a house from Opendoor again. They are not trustworthy and they're a scam! Do not sell or buy a house with them. Shame on you Opendoor!
Bought our home through opendoor, terrible experience and terrible quality work they hire. Just like anyone else trying to make a sale, they hire contractors to do the bare minimum. Anything to save as much as possible. Closing day was prolonged another 2 weeks after the initial date due to them not fixing anything the appraiser told them to fix in order to close.
In response to poor reviews from home buyers, Opendoor rolled out new buyer benefits in October 2025, including a 100-day home warranty and a 7-day "test drive" allowing buyers to move in up to a week early and cancel the sale if they don't love the house. However, 7 days may not be enough to identify hidden issues, such as mold or deferred maintenance covered up by aesthetic improvements. Also, you'll need to read the fine print to see what exclusions apply to the cancellation guarantee and warranty.
If you're viewing an Opendoor property, find a real estate agent who can help you spot potential problems, and get a thorough home inspection before closing.
How Opendoor works
Selling to Opendoor is a fairly straightforward process that can be done in as little as two weeks. Here’s how it works.
1. Request an Opendoor preliminary offer
To get started, you enter your home address at opendoor.com and answer a few questions about your property's condition, upgrades, and features. Within minutes, you'll see an Estimated Home Value based on the information you provided and local market data. This is a starting estimate, not your final offer — that comes after a home assessment.[1]
2. Schedule an inspection
Your final offer is contingent on a home inspection, which you schedule after receiving your preliminary offer. Depending on your market, this is either self-conducted, where you photograph your home room by room using the Opendoor Key App, or an in-person walkthrough by an Opendoor team member. The assessment covers interior features, exterior condition, and major systems including HVAC, plumbing, roof, and electrical.[2]
3. Receive a final offer
After the inspection, you receive your final, adjusted cash offer within 5–7 days. [3]
The offer will show the amount deducted for repairs, which can often be several thousand dollars. It will also include Opendoor's service fee (historically 5%, but variable as of 2026) your anticipated closing costs, which most sellers claim are pretty standard (typically about 1%).
According to Opendoor, you can cancel your contract without penalty at any time before closing.[4]
4. Sign the purchase agreement and choose a close date
If you sign the purchase agreement, you get to choose your closing date. Opendoor also lets you change your closing date as long as it’s not within seven days. Opendoor generally uses its own title insurance company, which requests documents from you via email.
You can also stay in the home for up to 17 days after closing using Late Checkout. Opendoor charges around $100–400 per day and asks for a $2,000 security deposit.
Verify the Late Checkout fees beforehand. We talked to one seller who said Opendoor allowed him to stay for seven days after closing for free.
5. Close and get paid
Closing with Opendoor is also simple. You provide any needed documents (like your current mortgage) by email and sign the paperwork electronically. On moving day, you send photos of the property's move-out condition, and Opendoor deposits funds into your account within a day or two.
If you paid for Late Checkout, Opendoor returns your security deposit to your account shortly after closing. It deposits the funds from the sale into your account within a few days.
What types of homes does Opendoor buy?
Opendoor has certain standards for the homes it buys.[1] Your property needs to be:
- In fairly good condition
- A single-family home or townhome (condos and duplexes are accepted in some areas)
- Constructed after 1930
- Ideally valued at $100,000–600,000, but may be higher in certain areas
- With clear ownership
- Owner-occupied or vacant at close
- On a maximum lot size of 2 acres (1 or 1.5 acres in some markets)
Are there any homes that Opendoor won't buy?
Distressed or hard-to-sell properties tend not to qualify. For example, Opendoor doesn't purchase properties that:
- Are in foreclosure or short sale
- Are damaged by fires, floods, or natural disasters
- Use septic systems
- Contain unpermitted additions
- Are in a flood zone
- Contain dated building materials
- Have significant structural or foundational issues
Even if your property meets Opendoor’s criteria, there’s no guarantee the company will make a cash offer. Other factors, like local market conditions, also determine whether Opendoor will buy your house.
Buying from Opendoor
The process of buying from Opendoor is similar to that of buying the traditional way. However, you'll be negotiating directly with Opendoor — and buyers often express frustration with the lack of flexibility on Opendoor's part, even when buyer's bring serious concerns to the table following an independent inspection.
Past buyers have also brought up serious concerns with the conditions of the homes, often discovering major issues or shoddy workmanship after the deal has closed. Opendoor's stated policy is to provide a Seller Disclosure and Pre-Listing Inspection report on every listing page. [5] However, the company also notes that pre-listing inspection reports aren't available for every property and customer reviews suggest these documents are not always available or complete in practice. Therefore, an independent inspection is strongly recommended before making an offer on any Opendoor property.
Here’s how buying from Opendoor typically works.
1. Search for properties online
You can search for homes to buy through Opendoor’s website. By default, Opendoor lists all homes for sale on the local MLS. If you want to see only homes owned by Opendoor, go to the More Filters menu and check the box “Opendoor homes only.”
2. Get pre-approved for a mortgage
You need to get pre-approved for a mortgage before you can tour Opendoor-owned homes. Opendoor is partners with a mortgage provider called Lower. While Opendoor may recommend working with Lower, you have no obligation to do so. Shop around to make sure you get the best mortgage deal.
3. Tour a house with the Opendoor app
When you find a home you like, you can schedule a tour. You can self-tour most Opendoor-owned homes via the Opendoor app. Just choose a time that works best for you and tour without a real estate agent. Homes that Opendoor doesn't own typically require an agent to be present during the tour.
4. Make an offer
Opendoor offers two ways to buy its homes. You can work with your own agent to make an offer or use Opendoor Checkout to purchase without an agent at 1% below the list price. Either way, don't expect Opendoor to negotiate much beyond its listed price.
Barry Richards, Principal Broker at EXIT Realty Garden Gate Team in Springfield, Tennessee, told us that Opendoor tends to price homes high and wait until someone is willing to meet that price. He said, “They don't tend to negotiate much on whatever current price they have.”
Opendoor may recommend you use an Opendoor agent if you don't already have a realtor. You have no obligation to do so, and you can proceed with or without your own realtor.
5. Schedule an inspection and close
If Opendoor accepts your offer, you need to schedule an inspection and negotiate any repairs and closing costs. Unfortunately, Opendoor homes sometimes have rushed repair work, so make sure you get a thorough inspection.
After you sign the agreement and finalize the inspection, you can choose your close date. Opendoor's buyer protections include Early Move-In — allowing you to move in up to 7 days before the official closing date to check out the home — and Cancel Anytime, which lets you back out before closing with no penalty if you have a change of heart.
Other Opendoor services
Aside from instant cash offers, other Opendoor services include title insurance and financial services through its partnership with Lower. A few former Opendoor services, such as Opendoor Home Loans and Offer Lock, have been discontinued.
Cash Now, More Later
Cash Now, More Later (formerly Cash Plus) is Opendoor's latest selling option combining an upfront cash sale with an open market listing, allowing sellers to cash in on additional upside one Opendoor renovates and resells their home.[6]
With this option, Opendoor will still purchase your home for an initial cash price, keeping a reserve for the amount needed to renovate and resell your home. Once you move out, Opendoor will prep the home for sale and put it on the market, working with a partner agent to get it listed.
Once the home sells, Opendoor will subtract their fees, fix-up costs, and other expenses (such as brokerage fees) related to the home sale before handing you a second check for the remaining amount. However, if the resale value doesn’t exceed Opendoor’s all-in costs, you may not get a second payout.
The fee for cash plus is variable, based on your home's condition and location.
OS Title
Aside from its cash offer products, Opendoor offers integrated title insurance and escrow services through its subsidiaries. In 2025, Opendoor provided title services on over 80% of its home transactions. The company also partners with Lower for mortgage services. A few former products, such as Opendoor Home Loans and Offer Lock (Opendoor's traditional listing option with a backup cash offer) are no longer offered.[7]
📍 Where is Opendoor available
Opendoor is currently active in major markets nationwide. Select your state to find additional cash home buyers available near you.
Is Opendoor legitimate?
Yes — Opendoor is a legitimate company that buys and sells homes in major metros nationwide. It was founded by Eric Wu in 2014 and went public on December 21, 2020.[8] However, it has struggled to maintain its strong initial growth. In 2025, the company purchased just 8,241 homes — down from nearly 37,000 at its peak in 2021.[9]
Source: Opendoor Financial Filings
In 2025, Opendoor named Kaz Nejatian as their new CEO, replacing former CEO Carrie Wheeler. In a press release, Nejatian listed his immediate key objectives for Opendoor, which included increasing the number homes purchased by Opendoor to capture more market share and improving profitability by decreasing the time homes sit on the market. Early results suggest traction. In Q4 2025, Opendoor reported home purchases were up 46% quarter-over-quarter, and the share of homes sitting on the market for more than 120 days fell from 51% to 33%.[9]
While Opendoor is a reputable company, it has had its issues in the past. For example, the Federal Trade Commission required Opendoor to pay $62 million for misleading sellers to believe they would earn more with Opendoor than selling on the open market. [10]
Opendoor responded by saying the claims were from 2017 to 2019, and it has since modified its marketing messages.[11]
Bottom line: Is Opendoor worth it?
Opendoor is ideal when:
- You have a home in fairly good condition
- You don't want to deal with repairs or showings
- You need either a quick closing or a flexible one
- You're willing to sacrifice some profit in exchange for flexibility and convenience
- You're looking for a backup offer in case your home doesn't sell in certain timeframe
Opendoor works best for home sellers who want to skip the hassles of a traditional home sale — and are willing to part with some of their profit to do it. The company offers flexible close dates and also pays more than traditional house flippers — although the offer will still be shy of full market value.
In exchange for a quick, convenient sale, Opendoor typically charges a 5% service fee — although the amount can vary by market and home condition. The exact fee is disclosed in your offer breakdown. Opendoor also deducts the full amount for any improvements it thinks your home needs.[1] Past customers have complained that final offers are significantly lower than initial estimates — often by tens of thousands of dollars.
"For my situation, I needed to sell fast and the offer they gave me was about $8K below what I would have listed it for (spoke to 3 realtors)," said a Reddit user who sold his home to Opendoor in January, 2024. "I did it for speed, convenience, and no showing or waiting on buyers hassle, while understanding that I will have to bite the bullet on a few thousand [dollars] and that's what ended up happening."
If you have a home that needs significant work or need to get your home's full asking price to secure a new house, selling to another company that buys houses for cash or listing with a realtor (particularly from a brokerage offering competitive commission rates) may be a better alternative.
Opendoor FAQs
Does Opendoor pay a fair price?
According to anecdotal accounts and limited data from public property records, Opendoor pays less than what sellers could get on the open market, although offers can be stronger in a seller's market. Our team's analysis of 409 Opendoor properties brought and sold between 2023–2025 found that the company typically paid about 8% less for homes than it resold them for, not including service fees or repair costs.
Does Opendoor negotiate?
You can ask an Opendoor representative to re-evaluate your cash offer if you feel like the company has missed key features of your home that could affect its value, but your ability to negotiate may be limited by the company's strict purchase criteria.
If you're buying a home from Opendoor, you or your buyer's agent can try to negotiate the price point, but according to Opendoor reviews, customers claim the company likes to sell close to the listing price.
Does Opendoor pay closing costs?
Opendoor does not cover closing costs for buyers or sellers. However, closing costs are disclosed with your final offer amount and are in line with the costs (title, escrow, and attorney fees, etc.) you'd pay in a typical real estate transaction.
How Opendoor makes money?
Opendoor's business model relies on buying houses and then reselling them on the open market for a profit. Opendoor also makes money with its service fee.
Which is better: Opendoor or Zillow?
Opendoor and Zillow used to be the top iBuyers in the industry. In November 2021, Zillow shut down its iBuying business.
Related reading
Article Sources
About our reviews
Our review process includes gathering all verifiable customer reviews from 3rd party sites such as BBB, Google, Consumer Affairs, TrustPilot, and Yelp. 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 Opendoor reviews also include proprietary analysis of Opendoor 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 as both the listing broker on the most recent home sale and buyer on the previous home purchase.
We partner with cash home buyers across the country, and some may appear in our recommendations. 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.