| Factor | Opendoor | HomeLight Simple Sale |
|---|---|---|
| Cash up-front | 100% of offer | 70% of appraised (firm) |
| Total net | Lower (after 8-11% discount) | Higher (4-7% effective discount) |
| Time to full payment | 10-14 days | 30-60 days for waterfall |
| Repair deduction | Yes | No |
| Listing & sale | Opendoor does it | Seller's agent does it |
| Best for | Speed, simplicity | Maximizing dollars |
Closing speed is the dominant constraint.
You can wait for the waterfall true-up. Want net-proceeds optimization.
Most comparison content on the internet picks a winner because the writer is incentivized to push you toward one specific affiliate link. We're not. The real answer for most sellers is: get an offer from both, compare the actual numbers on your actual home, and then decide. Five minutes of effort can move your net proceeds by $10,000+.
If you want us to do the legwork — pull both programs (and a third we think you should also consider) on your specific home — request a match here. Free, no lead-selling, no pay-for-placement.
We'll run Opendoor, HomeLight Simple Sale, and one alternative side-by-side on your actual address. ~90 seconds.
Get Matched →