Opendoor vs Offerpad: which fits your house?

Opendoor vs Offerpad often comes down to where you live: Opendoor buys in the lower 48 states for a service fee that varies by market,³⁵ and Offerpad buys in 9 states for a stated 5% service fee plus about 1% in closing costs.⁶⁸ If both serve your area, Opendoor's own advice is to request offers from both.⁹

Last reviewed Oct 22, 2026 Written by Propcash, a third option on this page

Opendoor vs Offerpad at a glance

Opendoor vs Offerpad: fees and costs, condition, time to close, time to decide, who signs as buyer, service area
Question
Fees and costs	Service fee that varies by market and property⁵	5% service fee plus about 1% closing costs⁶
Condition	Major structural damage may not qualify⁴	Typically not houses built before 1950⁷
Time to close	Typically 21 to 60 days¹	You pick a date 8 to 60 days out⁶
Time to decide	Offer has an expiration date²	Offers usually expire in 7 days⁷
Who signs as buyer	Opendoor³	Offerpad⁶
Service area	Lower 48 states³	9 states⁸

We checked each company's pages on Oct 22, 2026; terms change, so verify current terms before you sign.

What does each one charge?

Both charge a service fee in place of an agent commission. Opendoor says its fee varies by market and property, and it does not publish a fixed percentage; each offer shows the estimated fee, projected repair costs, and closing costs.⁵ Offerpad states a 5% service fee of the purchase price plus about 1% in closing costs, with no commissions, concessions, or out-of-pocket repair costs.⁶ Compare the amount you keep from each offer. Propcash, a third option, charges no fees.¹¹

A service fee that varies by market and property, with no fixed published percentage. The offer shows the estimated fee, repair costs, and closing costs.⁵

A 5% service fee plus about 1% in closing costs. No commissions, concessions, or out-of-pocket repair costs.⁶

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How is each offer priced?

Opendoor says its offer reflects comparable sales, current market trends, and the condition details you share.⁵ Repair costs show up as a condition adjustment in its breakdown.¹ Offerpad says offer prices depend on the location, condition, and local market, and repairs found at its walkthrough come off as a credit adjustment.⁶ Ask each one to show you the math.

Comparable sales, market trends, and condition, with repairs shown as a condition adjustment.⁵¹

Price depends on location, condition, and the local market. Repairs found at the walkthrough become a credit adjustment.⁶

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Which houses does each one buy?

Both buy mostly single-family houses in good shape. Opendoor buys single-family houses, townhomes, and some condos; a house with major structural damage, or a very old house (pre-1930 in some markets), may not qualify.⁴ Offerpad typically buys single-family houses and townhomes, and it typically will not buy houses built before 1950, on lots larger than 2 acres, valued over $1 million in some markets, or with significant foundation or structural issues.⁷ Propcash buys houses as-is.¹¹

Single-family houses, townhomes, and some condos. Not mobile or manufactured homes, buildings with 5 or more units, commercial property, or vacant land.⁴

Single-family houses and townhomes. Not mobile or manufactured homes, and the house must be vacant at closing.⁷

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How fast can you close?

Opendoor says closing typically takes 21 to 60 days, and you choose the timeline.¹ Offerpad lets you pick a closing date 8 to 60 days out, and it says most sellers who want to move quickly close within two to three weeks.⁶ Propcash can close in as few as 7 days.¹¹

Typically 21 to 60 days, on a timeline you choose. A late checkout of up to 17 days after closing is an option, with a security deposit and a daily rate.¹

A date you pick, 8 to 60 days out. You can stay up to three days after closing, and it includes free moving services up to 80 miles.⁶

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How long do you have to decide?

Every Opendoor offer has an expiration date that depends on your market, and there is no penalty or fee to cancel any time before closing.² Offerpad says its offers usually expire seven days from the date of the offer.⁷ Propcash offers do not expire.¹¹

The offer has an expiration date. You can cancel any time before closing with no penalty or fee.²

Offers usually expire seven days from the date of the offer.⁷

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Who signs as the buyer?

Both buy the house themselves. Opendoor buys the house, and a Home Sale Advisor guides you from acceptance to close.³¹ Offerpad buys the house directly, and a title company or attorney's office handles the closing.⁶⁷ Propcash is also a direct buyer that signs the purchase contract itself.¹⁰

Opendoor buys the house. A Home Sale Advisor guides you through each step.³¹

Offerpad buys the house directly. A title company or attorney's office handles the closing.⁶⁷

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Do they buy where you live?

This often decides it. Opendoor says it buys in every postal code in the lower 48 states where single-family houses are available.³ Offerpad lists markets in 9 states.⁸ If both serve your area, Opendoor's own advice is to request offers from both.⁹ Propcash buys houses in all 50 states.¹¹

Every postal code in the lower 48 states where single-family houses are available.³

Markets in 9 states: Arizona, Florida, Georgia, Indiana, Nevada, North Carolina, Ohio, South Carolina, and Texas.⁸

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What about HomeVestors?

If your house needs more work than either iBuyer takes on, HomeVestors franchise offices say they buy houses in their current condition, charge no fees, and pay the typical closing costs. HomeVestors also says its offers are typically discounted below market value in exchange for speed and convenience.¹³ See HomeVestors vs Opendoor and HomeVestors vs Offerpad.

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What to ask Opendoor and Offerpad before you sign

Both put their terms in the offer. Confirm these points in writing before you sign.

What is the service fee, in dollars?Opendoor shows its estimated fee in each offer.⁵ Offerpad states 5% of the purchase price.⁶
What will come off after the inspection?Opendoor shows repairs as a condition adjustment.¹ Offerpad takes repairs found at its walkthrough as a credit.⁶
When does this offer expire?Opendoor offers carry an expiration date.² Offerpad offers usually expire in seven days.⁷
What closing date can you put in writing?Opendoor typically closes in 21 to 60 days, and Offerpad lets you pick 8 to 60 days out.¹⁶
Can I stay after closing, and at what cost?Opendoor offers up to 17 days with a deposit and a daily rate.¹ Offerpad offers up to three days.⁶
What happens if I change my mind?Opendoor says there is no penalty or fee to cancel before closing.² Ask Offerpad the same, in writing.

Ask 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

Opendoor may fit if…

You live in the lower 48 states but outside Offerpad's 9 states.³⁸
You are selling a condo. Opendoor buys some condos.⁴
You need more time after closing. It offers a late checkout of up to 17 days.¹

Offerpad may fit if…

You own a single-family house or townhome built in 1950 or later, in one of its 9 states.⁷⁸
You want a stated fee: 5% plus about 1% in closing costs.⁶
You want free moving services, up to 80 miles.⁶

Propcash may fit if…

You want time to decide. Propcash offers do not expire.¹¹
You may need to close soon. It can close in as few as 7 days.¹¹
You want the company that makes the offer to sign as the buyer. Propcash was founded in 2026, so it has a shorter history.¹⁰

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.¹²

What sellers ask next

Is Opendoor or Offerpad better?

It depends on where you live and on your house. Opendoor buys in the lower 48 states, and Offerpad buys in 9 states.³⁸ Opendoor's fee varies by market, and Offerpad states 5% plus about 1% in closing costs.⁵⁶ If both serve your area, get both offers and compare the amount you keep.⁹

Which charges less, Opendoor or Offerpad?

Offerpad states a fixed 5% service fee plus about 1% in closing costs.⁶ Opendoor's service fee varies by market and property, and each offer shows the estimated fee.⁵ Compare the net amount in each offer, after fees and repair credits.

Which closes faster, Opendoor or Offerpad?

Offerpad lets you pick a date 8 to 60 days out, and says most sellers who want to move quickly close within two to three weeks.⁶ Opendoor says closing typically takes 21 to 60 days.¹

Do Opendoor and Offerpad buy older houses?

Offerpad says it typically will not buy houses built before 1950.⁷ Opendoor says very old houses, pre-1930 in some markets, may not qualify.⁴

How long do I have to accept an offer?

Offerpad says its offers usually expire seven days from the date of the offer.⁷ Every Opendoor offer has an expiration date that depends on your market.²

Can I get an offer from both?

Yes. Opendoor itself says that if both are available in your market, you can request offers from both, since offers are free and non-binding.⁹

Where does Propcash fit?

Propcash wrote this page. It is a direct buyer, founded in 2026 in Nashville, that signs the purchase contract itself.¹⁰ It buys houses in any condition in all 50 states, can close in as few as 7 days, charges no fees, and its offers do not expire.¹¹

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Sources

Propcash wrote this page and is the third option on it. We checked each company's pages on Oct 22, 2026; terms change, so verify current terms before you sign. Found an error? Email info@propcash.co and we will fix it.