Offerpad vs Opendoor: Compare Fees, Offers, and Perks

Trying to decide between Opendoor and Offerpad? You’re not alone. Both iBuyers promise a fast sale and easy process, but how do you know which one’s better for you?

That’s where we come in. We’ve broken it all down so you can make the smartest move. Want a data-backed cash offer today? Start with iBuyer.com. Skip the listings and pick your close date.

Opendoor vs Offerpad: A Side-by-Side Snapshot

Opendoor and Offerpad might seem alike, but a closer look shows some real differences. Opendoor is the bigger name and works in more cities. Offerpad, though, throws in some extras like free local moves and help with repairs. Both give cash offers, but how they get there and what they charge can vary.

Here’s a quick snapshot to help you compare:

Feature	Opendoor	Offerpad
Availability	50+ markets	25+ markets
Average Close Time	7–14 days	8–21 days
Service Fees	~5%	~5%
Repair Credits	Deducted after inspection	Deducted after inspection
Special Perks	Extended stays	Free local moves, renovation help
Flexibility	More flexible offers	More add-on services

What They Pay vs the Open Market

iBuyers move fast, but that speed can come at a price. Both Opendoor and Offerpad usually offer a bit less than what you might get on the open market. That’s because they factor in repairs, speed, and risk on their end.

You’ll get a “final offer” after a quick home check. It often ends up lower than what a buyer might pay through a regular agent. But if skipping showings and selling fast matters more to you, it might be worth it.

Thinking of comparing offers? iBuyer.com lets you see how your cash offer stacks up next to the open market. It’s free, easy, and can help you decide what’s best.

The Real Costs: Fees, Repairs, and Perks

Opendoor and Offerpad both charge service fees, usually around 5%. That’s close to what you’d pay a real estate agent, but you skip the showings and waiting. You might also see repair costs taken out after they look at your home.

Offerpad stands out with perks like free local moves and help fixing up your home. Opendoor gives you more time to stay after closing, which can be a big help if you need wiggle room between moves.

Don’t forget the cancellation fee. Both can charge you if you back out too late, so be sure to read the fine print.

Where They Buy Homes (And What Kind)

Opendoor works in over 50 markets across the U.S., while Offerpad covers around half that. So depending on where you live, your options might already be narrowed down.

Both companies buy single-family homes, but they skip fixer-uppers or anything too unique. Most homes need to be built after 1960, in decent shape, and priced under a certain limit, usually under $600,000, though it varies by city.

Selling Process: How It Works from Start to Finish

Step 1: Tell Them About Your Home

Start by answering a few questions online. It only takes a few minutes, and it helps them figure out if your home fits their buying criteria.

Step 2: Get a Cash Offer

Once they review your info, you’ll get an initial offer. Sometimes that happens within hours. It’s based on your home’s location, size, and market trends.

Step 3: Schedule a Home Check

If you accept the offer, they’ll send someone to look at your place. This quick visit helps them spot any repairs or issues they might deduct from your final price.

Step 4: Review the Final Offer

After the visit, they send the updated offer. This is the one that really counts. You can take it or leave it, no pressure.

Step 5: Pick Your Closing Date

If you go for it, you choose when to close. Most people pick a date 7 to 14 days out, but both companies give you some flexibility.

Reilly’s Two Cents: Selling to a Cash Buyer, the Smart Way

I’ve worked with plenty of folks who chose to sell their homes to cash buyers. Sometimes they needed to move fast. Other times, they just didn’t want to deal with open houses or last-minute repairs. While I’m based in Florida, the decision to go with an iBuyer is one many sellers face across the country.

Here’s my take: if you’re thinking about Opendoor or Offerpad, look beyond the number they flash upfront. Focus on the final offer, which comes after the home visit. That’s the real deal. I’ve seen sellers get excited about a big number, only to watch it shrink after repair costs get pulled out.

Also, ask questions. What happens if you change your mind? Can you stay a few extra days after closing? Every little detail matters when you’re juggling a move.

And don’t forget, compare offers. You’ve got options, including iBuyer.com. It’s always smart to know what’s out there before you decide.

Reviews Roundup: What Real Customers Say

Opendoor Reviews

Opendoor has a solid reputation with a 4.4 out of 5 on Reviews.io. Many customers praise the company for its transparency and ease of use. One reviewer noted, “Opendoor was the most transparent, professional, personable, and easy to work with cash buyer out there.”

However, some users have reported discrepancies between the initial and final offers, particularly after home inspections. It’s important to be aware that the final offer may be adjusted based on the condition of your home.

Offerpad Reviews

Offerpad’s reviews are more mixed. On Trustpilot, it holds a rating of 2.4 out of 5 , and on Reviews.io, it has a 1.9 out of 5 . Some customers appreciate the perks like free local moves and assistance with renovations. However, others have expressed concerns about significant reductions in the final offer after inspections. For instance, one customer reported an initial offer of $275,000 being reduced to $244,000 post-inspection.

Not Sure? Here’s When to Choose Offerpad or Opendoor

Still on the fence? Here’s a simple way to think about it:

• Pick Opendoor if you want more flexibility with your move-out date and you’re in one of their many service areas. They’re the bigger player and offer more breathing room after closing.
• Go with Offerpad if you’re looking for help with repairs or like the idea of free local moves. They tend to throw in more extras, especially if you’re not in a rush.
• If none of the offers feel quite right, don’t settle. Use iBuyer.com to compare multiple cash offers side by side. You might find a better fit you didn’t expect.

FAQs About Offerpad and Opendoor