Homeowner talking with a cash home buyer in front of his brick house

SellMyHouse.co vs Opendoor: Which gets you more?

Opendoor is the largest iBuyer in the U.S. and a well-known option for homeowners who want to sell without a traditional listing. SellMyHouse.co connects sellers with experienced local cash home buyers who buy as is with no fees. Here’s how the two compare.

Homeowner on the phone requesting an offer from her living room

How they work

SellMyHouse.co

You request an offer, a local cash buyer visits your property, and you review the offer with no pressure or obligation. Buyers purchase houses as is, pay typical closing costs, and you pick your closing date. No listing, no showings, no commissions.

Opendoor

Opendoor uses an automated valuation model to generate an initial offer online. After you accept, they conduct a home assessment and may issue a repair credit deduction. You choose a closing date within their window, typically 21 to 60 days out. Opendoor resells the home after making updates.

Fees

SellMyHouse.co

No commissions. No seller fees. Buyers pay typical closing costs.

Opendoor

Opendoor’s service fee was historically a flat 5%, but as of 2026, the company no longer publishes a fixed percentage. The fee now varies by transaction and appears in your individual offer breakdown. Sellers also pay closing costs of roughly 1–2% and repair credit deductions that vary based on the home’s condition. Confirm the exact total in your specific offer before signing.

Homeowner adding up selling fees with a calculator at his dining table

Homeowner reviewing a home offer on his laptop at the kitchen table

Offer price

SellMyHouse.co

Cash home buyer offers typically range from 70–85% of market value, depending on condition. No fees are deducted from the offer.

Opendoor

A February 2026 analysis of 409 transactions found that Opendoor’s offers averaged 8.79% below the homes’ eventual resale values. That figure reflects the difference between the offer and resale price before other selling costs. Service fees, repair deductions, and closing costs can further reduce the amount a seller ultimately receives.

What they buy

SellMyHouse.co

Our network of buyers purchases houses in almost any condition, including homes needing significant repairs, tenant-occupied properties, inherited homes, and pre-foreclosure situations. We also buy in markets Opendoor doesn’t serve.

Opendoor

Opendoor buys single-family homes in good to excellent condition within their 50-plus markets across 26 states. Homes outside their service area, below or above their price range, or needing major repairs are typically ineligible or receive steep deductions.

Homeowner greeting a local cash home buyer at her front door

Homeowner on his phone in front of his house planning his closing date

Closing speed

SellMyHouse.co

Once you accept an offer, you pick the closing date yourself, whether that’s a quick turnaround or more time to plan your move. There’s no lender or underwriting process dictating the timeline, so the schedule is up to you.

Opendoor

Typically 21 to 60 days from an accepted offer, with some flexibility on date selection once under contract.

Why homeowners consider SellMyHouse.co

Every home sale comes with different priorities. If your home needs repairs, updates, or simply isn’t a good fit for an iBuyer’s criteria, SellMyHouse.co gives you another option. We connect you with cash buyers who may be able to purchase the property in its current condition, so you don’t have to take on projects before selling.

The process is straightforward: share some basic information about the property, connect with a local cash buyer, and review the offer you receive. There are no agent commissions, and typical closing costs are covered by the buyer.

The best way to know what your home could sell for is to compare an actual offer for your property with the costs and time involved in your other options.

Get My Cash Offer

Frequently Asked Questions

Does Opendoor buy fixer-uppers?

Not typically. Opendoor focuses on homes in good condition. Significant repairs are usually reflected in steep deductions or an outright rejection.

Can I get offers from both and compare?

Yes. Both platforms are free to request offers from, with no obligation to accept.

Is Opendoor's fee comparable to a real estate commission?

Opendoor’s service fee is roughly comparable to a listing agent commission, but sellers also pay repair deductions and closing costs on top of it. Since Opendoor no longer publishes a fixed fee percentage, the exact total depends on your specific offer.