Opendoor Fees: The Pivot Index View

Opendoor advertises no commission, but the real cost lands at 8-11% once you add the service fee, repair deduction, and closing costs.

Closing costs and the real net

Add 1-3% in standard seller closing costs and the all-in discount to market lands around 8-11%.

Run your specific number with our net proceeds calculator before deciding.

The repair deduction

After their inspection, Opendoor subtracts an estimated repair credit — typically 1-2% but occasionally 5%+ on older homes.

You can contest line items with contractor estimates or accept the lower number. This is the single biggest swing variable in your final check.

The 5% service fee

Opendoor's headline charge is a flat 5% of the gross offer price. On a $400,000 home that's $20,000 — comparable to a full agent commission, just labeled differently.

Unlike commission, it's non-negotiable through the program. The only leverage is competing offers.

Where this lands in the Pivot Index

Our rankings weight net proceeds, transparency, seller control, and availability. See how the programs compare, then get matched to the three that fit your situation.