An iBuyer buys your home directly. The “offer” is the sale price — there's no waterfall, no true-up, no listing. You trade a discount to market value for speed and certainty. The right tool for homes that are hard to list (relocation deadlines, inherited property, inter-family transfers) and the wrong tool if your listing would attract multiple offers.
The economic difference sounds subtle but it's the whole game: in an iBuyer transaction, you are selling your home at the stated price. In a Cash Offer Plus transaction, you are borrowing against your home at the stated price while the program lists it on your behalf. That's why iBuyer net proceeds typically land in the 78–85% band of fair market, while Cash Offer Plus averages 88–94%.
The honest case for an iBuyer: you need out, and you need out now. No showings, no repairs, a 10-to-30-day close, and a clean title transfer. The product exists for sellers who are solving for a constraint that isn't price.
| Program | Offer vs. market | Primary fee | Repair deduction | States | Rating | |
|---|---|---|---|---|---|---|
| Opendoor | ~82% | 5% | Itemized | ~25 states / ~50 markets | 7.1 | Review |
| Opendoor Cash Plus (sub-product of Opendoor) | ~84% | 6.5% and up | Itemized | 3 pilot | 7.1 | Review |
| Offerpad | ~82% | 5% + repairs | Estimate + inspection | ~15 states / ~20 markets | 6.2 | Review |
Opendoor Cash Plus is a sub-product of Opendoor, not a separate company. Two national iBuyer companies remain after Zillow Offers wound down in November 2021 and RedfinNow wound down in November 2022.
We'll line them up for your home, your state, and your timeline — with the net-proceeds math attached.
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