HomeVestors vs Opendoor: which fits your house?

HomeVestors vs Opendoor comes down to your house: HomeVestors franchise offices buy houses in their current condition with no fees,¹ and Opendoor buys single-family houses in the lower 48 states for a service fee, with closing typically in 21 to 60 days.⁴⁶⁸

Last reviewed Oct 21, 2026 Written by Propcash, a third option on this page

HomeVestors vs Opendoor at a glance

HomeVestors vs Opendoor: fees and costs, condition, time to close, time to decide, who signs as buyer, service area
Question
Fees and costs	No fees; pays typical closing costs¹	Service fee that varies by market⁸
Condition	Current condition, including some mobile homes¹	Major damage may not qualify⁷
Time to close	Sometimes as little as 3 weeks¹	Typically 21 to 60 days⁴
Time to decide	3 days after you sign¹	Offer has an expiration date⁵
Who signs as buyer	An independently owned franchise office¹	Opendoor⁶
Service area	47 states plus D.C.¹	Lower 48 states⁶

We checked each company's pages on Oct 21, 2026; terms change, so verify current terms before you sign.

What does each one charge?

HomeVestors says it charges no commissions or fees of any kind, and it will even pay the typical closing costs.¹ Opendoor charges a service fee at closing. The fee varies by market and property, and Opendoor shows it up front in each offer.⁸ So the fee line is only part of the story: compare the amount you keep from each offer. Propcash, a third option, charges no fees.¹²

No commissions or fees, and it pays the typical closing costs.¹

A service fee at closing that varies by market and property. The offer shows the estimated fee, projected repair costs, and estimated closing costs.⁸

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How is each offer priced?

Both tell you how they set the number. HomeVestors says its offers are "typically discounted below market value in exchange for speed and convenience."¹ Opendoor takes repair costs out of the offer as a condition adjustment, and it gives you a full breakdown.⁴⁷ Ask each buyer to show you the math.

It looks at condition, the scope, cost and time of repairs, nearby comparable houses, and the cost to hold the house during repairs.¹

It gives a full breakdown, with repair costs shown as a condition adjustment and the service charge.⁴

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What if your house needs work?

This is the biggest difference. HomeVestors says it buys houses in their current condition.¹ Opendoor buys single-family houses, townhouses, and some condos, and a house with major structural damage or extensive fire, water, or mold damage may not qualify.⁷ Propcash buys houses as-is.¹²

Buys houses in their current condition, including townhouses, condos, multi-tenant properties, some mobile and manufactured homes, and commercial properties.¹

Does not buy mobile or manufactured homes, multi-family properties with 5 or more units, commercial properties, or vacant land. It generally requires the house to be vacant at closing.⁷

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How fast can you close?

HomeVestors says it can sometimes close in as little as 3 weeks, or later if you need more time.¹ Opendoor says closing typically takes 21 to 60 days, and you choose the timeline.⁴ Propcash can close in as few as 7 days.¹²

Sometimes as little as 3 weeks, or later if you need more time.¹

Typically 21 to 60 days, on a timeline you choose. A late checkout of up to 17 days after closing is an option.⁴

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How long do you have to decide?

HomeVestors often makes an offer on the same day, and you have three days after you sign the contract to consider your decision.¹ Every Opendoor offer has an expiration date that depends on your market, and there is no penalty or fee to cancel before closing.⁵ Propcash offers do not expire.¹²

Three days after you sign the contract to consider your decision.¹

The offer has an expiration date. You can cancel any time before closing with no penalty or fee.⁵

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Who signs as the buyer?

HomeVestors is a franchise. Each office is independently owned and operated, so the office you reach is the company you deal with.¹ Opendoor buys the house itself and typically handles closing through its own title subsidiary.⁶⁸ Propcash is a direct buyer that signs the purchase contract itself.¹¹

The local franchise office. HomeVestors says each office is independently owned and operated.¹

Opendoor buys the house, and a Home Sale Advisor guides you through each step.⁶⁴

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Do they buy where you live?

HomeVestors has over 750 franchises, and its seller FAQ lists 47 states plus Washington, D.C.¹ Opendoor says it buys in every postal code in the lower 48 states where single-family houses are available.⁶ Propcash buys houses in all 50 states.¹²

47 states plus Washington, D.C., through over 750 franchises.¹

Every postal code in the lower 48 states where single-family houses are available.⁶

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What about Offerpad?

Offerpad says it charges a 5% service fee plus about 1% in closing costs, and you pick a closing date from 8 to 60 days out.⁹ Its offers usually expire seven days from the date of the offer.¹⁰ It buys in over 1,700 cities and towns. It does not buy mobile or manufactured homes, and it typically will not buy houses built before 1950 or on lots larger than 2 acres.¹⁰ For more, see HomeVestors vs Offerpad and Offerpad alternatives.

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What to check before you sell to HomeVestors

HomeVestors of America launched its franchise in 1996.² Your deal is with one local office, so confirm these points with that office, in writing.

Who owns the office I am dealing with?HomeVestors says all of its offices are independently owned and operated.¹
How did you get to this number?It says its offers are typically discounted below market value in exchange for speed and convenience, and it names the factors it uses.¹
Can my contract be assigned to another buyer?Its FAQ for buyers of its houses mentions assignment fees.³
Who pays the closing costs?It says it will even pay the typical closing costs. Check that the contract says so.¹
How long do I have to decide?It says you have three days after you sign the contract to consider your decision.¹
What closing date can you put in writing?It says it can sometimes close in as little as 3 weeks, or later if you need more time.¹

Ask Opendoor, Propcash, and any other buyer the same questions. For a longer list, use our checklist for vetting any cash buyer.

Which one may fit you better

HomeVestors may fit if…

Your house needs work. HomeVestors says it buys houses in their current condition.¹
You are selling a condo or a multi-tenant property. HomeVestors also buys some mobile and manufactured homes.¹
You want an offer soon. It often makes one on the same day.¹

Opendoor may fit if…

You own a single-family house in the lower 48 states without major damage.⁶⁷
You want the service fee, repair costs, and closing costs set out in the offer.⁸
You need time after closing. It offers a late checkout of up to 17 days.⁴

Propcash may fit if…

You want time to decide. Propcash offers do not expire.¹²
You may need to close soon. It can close in as few as 7 days.¹²
You want the company that makes the offer to sign as the buyer. Propcash was founded in 2026, so it has a shorter history.¹¹

A listing agent may fit if…

Your house is move-in ready and you can wait. A traditional sale usually takes 30 to 60 days or longer.¹³

What sellers ask next

Is HomeVestors or Opendoor better?

It depends on your house. HomeVestors offices buy houses in their current condition and charge no fees.¹ Opendoor buys single-family houses, townhouses, and some condos in the lower 48 states, for a service fee that varies by market.⁶⁷⁸ Get both offers and compare the amount you keep.

Is HomeVestors legit?

HomeVestors is a national franchise. HomeVestors of America launched its franchise in 1996, and it is known for We Buy Ugly Houses.² Each office is independently owned and operated, so ask the office you reach who signs as the buyer.¹

Who buys my house if I sell to HomeVestors?

The local office you work with. HomeVestors says all of its offices are independently owned and operated.¹ Its FAQ for buyers of its houses mentions assignment fees, so ask whether your contract can be assigned.³

Do HomeVestors and Opendoor charge fees?

HomeVestors says it charges no commissions or fees and pays the typical closing costs.¹ Opendoor charges a service fee at closing that varies by market and property, and it shows the fee in each offer.⁸

Which closes faster, HomeVestors or Opendoor?

HomeVestors says it can sometimes close in as little as 3 weeks.¹ Opendoor says closing typically takes 21 to 60 days, and you choose the timeline.⁴

Will HomeVestors or Opendoor buy a house that needs major repairs?

HomeVestors says it buys houses in their current condition.¹ Opendoor says a house with major structural damage, or extensive fire, water, or mold damage, may not qualify.⁷

How long do I have to accept an offer?

Every Opendoor offer has an expiration date that depends on your market.⁵ HomeVestors gives you three days after you sign to consider your decision.¹ Offerpad says its offers usually expire seven days from the date of the offer.¹⁰

Where does Propcash fit?

Propcash wrote this page. It is a direct buyer, founded in 2026 in Nashville, that signs the purchase contract itself.¹¹ It can close in as few as 7 days, charges no fees, and its offers do not expire.¹²

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Free, with no obligation. Propcash offers do not expire, so you can set ours beside the others.

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Sources

Propcash wrote this page and is the third option on it. We checked each company's pages on Oct 21, 2026; terms change, so verify current terms before you sign. Found an error? Email info@propcash.co and we will fix it.