Opendoor doesn't publish a fixed percentage for its service charge. Your number depends on your home, your market and, if you pick the Cash Now, More Later option, how much cash you take up front. Six costs come out of the offer before you see your net. The only reliable way to judge an Opendoor sale is to request one, then compare the net figure on your dashboard with what an open-market sale would leave you after every cost.
Key takeaways
- There is no published fee percentage. Opendoor's help center says it does not publish a fixed service charge percentage, so any guide quoting one is out of date.
- Six costs reduce your net: the service charge, the condition adjustment, closing costs, a late-closing fee, the spread built into the offer price, and late checkout.
- Compare net proceeds, not headline numbers. A cash offer and a listing price aren't directly comparable until you subtract what each one costs you.
- You can't negotiate the service charge, but you do have one real lever. It's covered in the negotiation section below.
How Opendoor works
Opendoor is an iBuyer. It buys homes directly from owners, then resells them on the open market. Selling to Opendoor means no showings, no open houses and no waiting on buyer financing.
The process runs in five steps:
- Request an offer. You enter your address and confirm details about the home: square footage, bedrooms, and finishes down to the countertops.
- Get a preliminary offer. Opendoor prices the home against recent comparable sales and the details you supplied.
- Sign and schedule an assessment. After you sign the purchase agreement, Opendoor inspects the home's condition. Estimated repairs come off your offer as a condition adjustment.
- Review the updated net. You accept or decline the revised number. If you think the repair estimate is wrong, you can ask for a re-evaluation.
- Pick a closing date. Opendoor pays you at closing.
Sellers most often misread step 2. The preliminary number is a starting point, and the assessment in step 3 can lower it. Hold off on planning your next purchase around it until the condition adjustment is in.
Opendoor fees in 2026: what you actually pay
According to Opendoor's help center (updated March 10, 2026), your offer breaks down as net proceeds = offer price − service charge − standard costs. The service charge article says Opendoor does not publish a fixed service charge percentage. The charge varies by home and market, so you can't price an Opendoor sale until you request an offer.
Older versions of this guide quoted a flat percentage, taken from a pricing page that no longer exists. That figure is gone at the source, so we no longer quote it.
These are the six costs that come out of your number:
1. The service charge
This is what Opendoor charges to buy, hold and resell your home. It's unpublished and set per offer.
Cash Now, More Later: Opendoor's offer breakdown article (March 10, 2026) describes a Cash Now, More Later option that carries a variable service charge based on how much cash you take up front. If you're offered this structure, ask exactly how your upfront amount changes the charge before you sign.
2. The condition adjustment
Opendoor's condition adjustment article (March 2, 2026) describes this as estimated repair costs deducted from your offer. Opendoor doesn't do the repairs. It subtracts an estimate of them, and the party writing that estimate is the one that benefits when it runs high. You never see an invoice.
3. Closing costs
Title, escrow, recording fees and any taxes owed. Opendoor's own homepage FAQ puts title and escrow costs at 1% to 3%, paid to third parties. These costs exist in most home sales, whoever buys the house.
4. A late-closing fee
If you choose a closing date beyond Opendoor's standard window, a fee can apply. Check the terms in your offer before you pick a date.
5. The spread inside the offer price
This one never shows up as a line item, and it can be the biggest of the six. The offer price itself may sit below what the home would sell for on the open market. The service charge is then subtracted from that already-discounted number. When you compare an Opendoor offer with a listing, this gap is what you're actually comparing.
6. Late checkout
If you arrange to stay in the home after closing, that arrangement carries its own cost. Read the terms on your offer.
A note on the FTC case
In August 2022, Opendoor settled with the Federal Trade Commission for $62 million. The FTC had accused Opendoor of deceptive business practices that led sellers to accept less than they might have gotten on the open market. The case doesn't change how the fees work today. It is a good reason to read every line of your offer breakdown.
Opendoor fees vs. realtor commission, Offerpad and a 1% listing
Comparisons on this topic used to start from a flat 6% commission. That shortcut no longer holds. Since the NAR settlement rule changes, buyer-agent compensation is often negotiated case by case, and buyers may need a written agreement with their agent before touring homes. Sellers can choose whether to offer buyer-agent compensation and how much. There's no single national rate to plug in, so the table below shows how each cost works rather than inventing an average.
Hypothetical example: a $500,000 home. At this price, every 1% of cost equals $5,000.
| Cost | Opendoor | Offerpad | Traditional listing | Houwzer 1% listing |
|---|---|---|---|---|
| Seller-side fee | Service charge, not published | Service charge; check current terms | Negotiated listing commission | 1% ($5,000) |
| Buyer-agent pay | None (direct sale) | None (direct sale) | Negotiable; you decide what to offer | Negotiable; you decide what to offer |
| Repairs | Condition adjustment deducted from offer | Repair deductions; check your offer | You choose: fix, credit, or sell as-is | You choose: fix, credit, or sell as-is |
| Title/escrow | Often 1–3% per Opendoor's FAQ ($5,000–$15,000) | Similar third-party costs | Similar third-party costs | Similar third-party costs |
| Sale price | One offer, set by the buyer | One offer, set by the buyer | Market price, possibly competing offers | Market price, possibly competing offers |
For a fuller look at Offerpad's terms, read Selling with Offerpad? Read this first.
The bottom row matters most. Listing a home on the open market can bring competing buyers, and competition pushes price and terms in the seller's favor. With an iBuyer you get a single offer, so you give up that bargaining power. What you get back is speed and certainty. That trade can be worth making, but price it before you accept.
Does Opendoor negotiate?
On the service charge, no. Opendoor's negotiation article (July 17, 2026) says the service charge isn't negotiable.
What you can ask for is a re-evaluation based on facts. Examples include wrong square footage, a renovation the assessment missed, or a new roof you can document. Bring receipts and records, because argument alone won't move the number.
The real lever is the one I'd tell any seller to keep in mind. Opendoor's homepage FAQ says you can cancel any time before closing without cost or penalty. If the final number surprises you, walk away and price the alternatives.
When Opendoor is worth it, and when it isn't
Opendoor doesn't market itself as cheaper than using an agent. What it sells is a faster and simpler sale. Between the service charge, the condition adjustment and the spread, most sellers will net less than they would on the open market. Whether that's acceptable depends on what the convenience is worth to you.
Opendoor can make sense when:
- Your home needs significant repairs that would make it hard to sell to a retail buyer
- You're handling an estate from out of state and can't manage showings and paperwork in person
- Speed matters more to you than top dollar
- Showings are hard to arrange because of kids, pets or caregiving
- Your local market is slow
To argue against my own side for a moment: if the roof is at end of life and the kitchen hasn't been touched in decades, a retail buyer may price that risk harder than an iBuyer does. In that case the cash offer can come out ahead.
Opendoor is usually the weaker choice when: your home is in good condition, it would show well, and your market has active buyers. In that case, the open market often beats the cash offer by more than the cost of listing.
Price the alternatives before you accept
Before you sign with Opendoor, put at least two other numbers next to its offer:
- A listing estimate. Ask a local agent for an estimated net after commission, buyer-agent compensation (if you choose to offer it), closing costs and likely repairs. If commission is the sticking point, a 1% listing cuts the seller-side fee.
- Other iBuyer offers. Requesting offers from more than one iBuyer costs nothing. Our guide to iBuyers covers the main companies and how they differ.
- A local investor. For homes needing major work, a cash investor may make a competing offer.
Line them up by net proceeds. From Opendoor, get the offer price, service charge, condition adjustment and closing costs in writing. Then compare that net with your other options.
FAQ
How much are Opendoor fees in 2026?
Opendoor doesn't publish a fixed service charge percentage. The charge varies by home and market, and under the Cash Now, More Later option it also varies with how much cash you take up front. You'll also see a condition adjustment for estimated repairs and standard closing costs. Your actual numbers appear only after you request an offer.
Does Opendoor still charge 5%?
Opendoor no longer publishes a percentage, so there's no current published 5% rate. The 5% figure came from an old pricing page that now redirects. A seller may still be quoted a specific charge on their own offer, but that is a figure for that one offer, not a standard rate.
Can you negotiate Opendoor's fees?
The service charge itself isn't negotiable. You can request a re-evaluation if the assessment got facts wrong, such as square footage or a documented upgrade. You can also cancel before closing without a fee.
What closing costs do you pay when selling to Opendoor?
Expect title, escrow, recording fees and any taxes owed. Opendoor's homepage FAQ puts title and escrow costs at 1% to 3%, paid to third parties. These are shown with the condition adjustment in the standard-costs line of your offer.
Do I have to give a buyer closing-cost credits if I sell to Opendoor?
No outside buyer is involved, so there's no buyer asking for credits. Your costs come through the service charge, condition adjustment and closing costs instead. On the open market, buyers sometimes ask for closing-cost credits as part of negotiation. Count that possibility when you compare a listing against a cash offer.
