Opendoor

All was good until I was waiting for the inspection report. They said 4-7 days, but I don’t see how that would work if we wanted to close in a few days like they offer. We knew the house needed some work, but nothing major. They estimate up to $8k, and received a repair list for $15k! They “say” they ask for necessary repairs, but charging $25 to tighten a bolt on the stairway railing and $20 to tighten a toilet screw seems totally crazy.

So we fixed what we could since we were closing in a week, and Aubrey said all repairs were needed two days prior to signing, so clearly don’t want you to be able to fix stuff. And not to mention when I had questions about repairs. Aubrey had no clue how to answer them and had to check with her team every time, and that took forever. She even said she tries to respond to emails within 24 hours. That’s definitely not acceptable in this line of work when people are trying to move and make plans.

The WORST part of it all is seeing that they DO NOT fix half of the items they list on the repair report you have to pay from your proceeds. A patio roof “needed” fixing, and they charged $2000 for that, which wasn’t done. T,hey charged $300 to replace a shower door, that was NOT done. $300 to fix windows that were NOT done. Seeing your “flipped” house posted on their website and realizing what kind of company they truly are is very frustrating. The work that was done was below average as well. I really feel sorry for the next buyer. PLEASE be cautious of this.

Bottom Line: No, I would not recommend this to a friend

Opendoor presented an offer to my house with 8% fees for them. They won't negotiate and won't let you use your own title company. When inspectors came to the house, they found nothing wrong, nothing to fix. Then I received an email from the broker saying "Not Satisfied," and they also demand that I sign to agree in returning the earnest money. My house is like new. Only two years with plentiful upgrades. If they have decided not to pursue on, they should take the courtesy to call me and explain the reasons. The title company blocked my number immediately and won't take calls. I have never seen the earnest money in the first place. The OS Nation Title Company never called nor spoke to me, which Opendoor said they would. Suddenly Opendoor SHUTS their doors without replies. BEWARE of SCAMS!

Bottom Line: No, I would not recommend this to a friend

After reading mixed reviews, I was excited to receive the initial offer from open door despite the offer being somewhat less than what I would have expected to sell for. I set my assessment date for Wednesday then contacted the closing manager to see if she had any earlier appointments. Not only did they not have anything earlier; apparently there was a problem with the scheduling system, and Friday was their first available appointment.

On Friday morning everyone began to arrive shortly after 8 am. During the assessment process, I began to feel a little awkward as the inspectors would ask questions about previous repair work, however, not really provide any insight into their findings, as if for some reason they couldn’t share the information. One assessment team member even had the audacity to use my bathroom without asking; which was really unsettling.

The following Tuesday, today, the results were in, which were completely ridiculous. They were suggesting thousands in repairs. I politely passed on the offer.

I was warned about their business tactics prior to engaging this company. It clearly came to reality today. The initial offer in my case was close to market value, but they pulled a fast one when it comes to repair work. Thanks but no thanks Opendoor. I will pass.

In addition to this, the termite inspection guy damaged my attic entry while he was here. When I mentioned it to the closing manager, she immediately dismissed it as an existing condition. No big deal as I was able to quickly repair it.

If you're not in a rush to sell, please consider other options or you will leave money on the table with Opendoor.

Bottom Line: No, I would not recommend this to a friend

Ok, so I'm going to give you all the details of my interaction. First off, I will say everyone I talked to was extremely professional and courteous. The home I'm selling is at 15514 e Jojoba Lane Fountain Hills, AZ 85268. If you Zillow it, it'll show a value of $503,229. Opendoor made me an offer of $455,000. That was extremely low I thought, but hey, after 6% realtor fee, it's not too far off the mark. I say ok, then read the fine print at the bottom, saying I'd walk away with $402,000. I asked why and they said, "oh, it's our 10.5% admin fee!" So not only do they make an almost insulting low offer on the house, they take almost double the average realtor fee out of it!

Then looking at online reviews, they send a team out to your property and zap you for everything they deem wrong. I read one review that said that his A/C units were 20 years old, and that they only last 25 on average, so they nicked him $2k for that! So I decided to go the realtor route, sold my house in 2 hours, and am walking away with $446,500. That's $46K MORE, AND it sold in TWO HOURS.

One of their pros on the website is not having to show your house to people - for $46k I'll show the house morning, noon and night! Not that you'd have to in this market. I honestly believe I'll have the money in the pocket going this route FASTER than Opendoor. The takeaway is this - unless you're in a HORRIBLE market, get a realtor.

Bottom Line: No, I would not recommend this to a friend

I would not recommend Opendoor if you are trying to sell your house and have the option to do it the traditional way. The numbers they estimate are very far from what you actually get at the end. If you are in a hurry to sell and don't care about the net you'll get, they are fast with the process and very easy-going.

In my case, I need it to sell fast. I accepted an offer that was around $20K lower than comparables in the area, even with the low ball offer, they will nick-and-dime you for what they call 'repair credits.' They basically go to your house and expect everything to be in brand new condition, or they will charge you fully to get it replaced, even so when the offer said 'as is' condition. So be prepared that if it is not in perfect condition, you'll get charged. I lost close to $5K on 'repair credits,' and only $1K made sense, the other $4K was just trivial. If I had the time I would have fix all for probably $500.00.

In the end, from a $220K offer, I ended up leaving with only $194K.

Bottom Line: No, I would not recommend this to a friend

I am BEYOND FRUSTRATED with this company.

The biggest issue - communication. They are absolutely terrible at it. It took them forever to get back to us after their initial inspection, but we went ahead because it was the holidays.

When we got the results back, they told us that we are welcome to do any repairs ourselves. We decided to take on the foundation ourselves because there was a high contingency cost and we just wanted a few different quotes. They let us do the foundation ourselves.

And we did. We got a couple of quotes, had a certified construction engineer come out and confirm what needed to be fixed. We had it fixed. Another certified engineer came out and confirmed it was fixed. We had a plumber confirm our plumbing was still good. Great! I sent the results to Opendoor. They came back and said they wouldn't accept it. Because the engineer THEY had come out recommended a different number of piers. Even though we had a certified report that we were completely up to code. Even though THEY SAID we could do this on our own.

Mind you, this is all 10 days before we close. So we ask them to send their engineer out ASAP to come through the house again to check it once more. We scheduled for the next day at 11:00. NO ONE shows up. My husband checks his email to see that they went ahead and emailed him a few minutes before 11:00 to let him know they went ahead and rescheduled for the next day at 8:00 AM without any other communication. The next day the engineer doesn't bother showing up until 8:38 AM.

He goes through the house. He tells my husband everything is up to code, and he originally wanted the extra piers just to be safe. He tells him he is going to go back and take it off the list of repairs.

Turns out he completely lied. Opendoor called us again today to say that they wanted to go ahead and do the extra work. WE CLOSE IN A WEEK.

I can absolutely, in no way, recommend a company who acts like this. Such poor communication. If only they would have been more clear from the beginning, communicated effectively throughout this entire process, and told us earlier that essentially we had no choice but to use them to repair our foundation, that would have been a different story.

Beyond frustrated. I don't like being lied to, and I don't like being tricked. Here we are, a week from closing with absolutely no power. Mad is an understatement.

Bottom Line: No, I would not recommend this to a friend

Where do I begin? I got an offer on my house. The offer was great compared to the the other offer they gave me a year prior. This time it was actually market value. There was the 6% Opendoor "fee" off of that price. No biggie because I would be paying a total of 6% to realtors anyways.

They came to do the inspection and did it with a fine tooth comb. ANY TINY THING they wrote down and the repair estimates were insane! They wanted $4000 credit for all that. I told them I would fix them. They wanted proof via pictures and receipts. Ok, fine. I do half of the stuff, and after sending the pictures, nobody ever sent a new addendum reflecting that the credit I had to pay them was lessened.

THREE DAYS BEFORE CLOSING I contacted them over and over and over because, without this addendum and confirmation, I wasn't going to rent an apartment, U-Haul, lose of on first last month's rent, etc. The day of closing, still no word! Can you imagine if I would have moved out? They wouldn't even return my calls on the close date! I had to call Title and cancel because of no communication by Opendoor.

As soon as I canceled with Title, Opendoor called me. They said my case manager Guy had been on vacation that's why he never got my pictures of my repairs. That was complete B.S. because the first like 4 times I sent him all of the pictures, he kept asking me to send them again instead of just looking back through his email and finding them, so each time I had to send them over and over and over thinking that this guy was never going to even look at them. Also, who goes on vacation when a house they are covering is about to close?

The date of closing after I called Escrow to cancel I was asked again to send the pictures! Finally about two weeks later we were ready to close again. Because Opendoor took so long on their end, we had to extend the close date, and Opendoor said we had to have a new inspection! So after all of that time because they took so long to actually look at the pictures and make a new addendum for the credit they wanted, now I have to have a new inspection. So what? Is everything going to happen again and all these credits are going to happen again? We were absolutely furious. We fought so hard to get that credit back and now they're saying that we have to have another inspection because it took too long to close? I feel that they did this to punish us for not giving them all the credit.

We had a new inspection with an old guy who wrote down even more stuff than the first time and who actually damaged my house and created a leak in the backyard. I had two faucets outside, one which I never used since being in the house because it was right next to the AC unit. Well, he turned that on and apparently when he tried to turn it off, it was leaking, so instead of being a great guy and letting us know, he just left it and we didn't even discover it until days later, and at that point it had gone underneath the AC unit and flooded a little portion of the yard.

It was only several days before closing again, and we were still waiting to hear about the inspection results of the second inspection it was getting down to the wire, and we were nervous to find a new place because for all we knew Opendoor was not going to pull through again. All of it started to sound like a sham for more credit, and finally, I wrote to him and told him that I thought it was a sham for more credit. After stating that, finally everything came through and they did not ask for more credit. Thank God.

Three days before close the Title company they chose tells me that they do not have my payoff statement. While I'm supposed to be packing and boxing up things in a rush, and I had to get the U-Haul at 10 that morning, I'm getting calls from Title saying they don't have my payoff statement!? This is something they were supposed to get an order from my mortgage company right off the bat, not three days before close. I gave them my mortgage information as soon as we opened Title back up a month prior.

I called my mortgage company, and they would not allow me to have my payoff statement, it had to be requested from Title and given straight to Title, which is the law, and they should know because that is what their business is. My mortgage company told me it usually takes about a week for them to get my payoff statement to the Title company. Opendoor chose this crap Title company, and now I'm two days before closing and I have the U-Haul in my front yard half full. I'm sitting here packing like crazy getting everything out of my house, and I'm still wondering if I'm actually moving out.

I called Title and spoke to the agent who was working on my case's boss and complained about her incompetence because of this and with my efforts alone I was finally able to get this deal done. By a miracle of God, it pulled through. I gave them half of the credit they originally wanted and they took possession of the house with me rushing out of the house because of all the crap I had to deal with I was struggling to get out on time.

All in all I'm happy with the results of what they paid me, but the entire process was the hardest process I've ever gone through in my ENTIRE life and the most unprofessional one. The level of stress my family and I went through was ridiculous. The only solace I have is that they still have my house on the market and it has not sold for them at what they want. When they listed that house, it was barely above what they paid me and they've been lowering the price. I feel justified and will always tell people not to deal with Opendoor.

Bottom Line: No, I would not recommend this to a friend

Update as of 9/19 - Opendoor admitted fault about the garage issue and offered to give me the $1250 earnest money and pay for the $3000 in earnest money I would lose to pull out, but they wouldn’t waive the $10,000 error. Kinda mixed feelings, though I know my contact tried.

Bottom Line: No, I would not recommend this to a friend

Unless you're desperate and willing to walk away from your house with nothing or able to pay to get rid of it, don't waste your time. I just received an offer on our house, which was a joke. First they claim the average home sale in our neighborhood was $250,000 and roughly $80.00 a square foot, but that was one house that sold, and it was going to go into foreclosure. Every other house is listed and sold for right at $100.00 a square foot to $135.00 a square foot. A house one street over just sold for $135.00 a square foot, so right off the bat they low ball. Then with closing costs, they preach not having to pay for an agent, but their service fee is higher than if you listed it with an agent. Then they tacked on another almost $14,000.00 in closing costs on top of the $21,000.00 service fee so, in the end, they absorb every bit of equity we had in the house and it looks like they have us paying all the closing costs. These people are a joke. Don't waste your time.

Bottom Line: No, I would not recommend this to a friend

I was interested in a house in Savannah, Texas. I did a home inspection and the man told me that I should get a roof inspection. I researched for a 5-star roofing company to inspect it and found out there was severe hail damage. When we did an addendum for Opendoor to get an inspection done on the roof and fix as needed, they came back saying the roof was in great shape and their pictures from the inspection were all from a side point of view. When my realtor showed them ours with VERY detailed pictures they were in shock.

They came back three days later saying they were going to do another roof inspection. My realtor said we would too. I pick ANOTHER 5-star rating roofing company and he said it's a no-brainer that the roof was damaged. Opendoor came back saying only $500 needs to be repaired. When my realtor said, "are you kidding me?" They came back and said, "Did we say $500, we meant $100."

My insurance and mortgage lender wrote a lengthy letter to them that they will not allow me to purchase the home. My father even told them to drop $10,000 so we can personally fix the roof. Opendoor said no. They are a used car salesperson trying to sell you a broken car. They are shady company. OH! I found a coworker that purchased a home and found out that Opendoor replaced the carpet but no the padding.

Opendoor cuts corners and steals from you. BEWARE!

Bottom Line: No, I would not recommend this to a friend

Opendoor had us sign a late checkout addendum and held $1,000 in escrow. We were fine with that. The addendum we signed stated the money would be sent within 5 days. It has been 3 weeks and no money. No right to withhold it. Zero right. The home is the same as it was when they made the offer to purchase it. I would NOT recommend this company to anyone. Now we have to hire an attorney just to get our money back that was promised to us within 5 days. Do NOT use this company to sell or buy!

Bottom Line: No, I would not recommend this to a friend