Opendoor Fees vs. Using a Rebate Agent

Opendoor is an iBuyer (instant buyer) that charges service fees. A rebate agent gives you cash back. Here's the real comparison.

Understanding Opendoor

Opendoor buys homes directly from sellers, then resells them. As a buyer, you're purchasing from Opendoor, not the original seller.

Key Differences

Opendoor Fees

Opendoor charges 5-6% in service fees, which are built into the purchase price. This means you're paying more than market value for the home, and you have no way to negotiate.

• Service Fees: Opendoor typically charges 5-6% in fees (built into the price)
• Lower Offers: Opendoor may offer less than market value to account for their fees
• No Negotiation: Prices are typically non-negotiable

Using a Rebate Agent

With a rebate agent, you get cash back instead of paying fees. You can negotiate with sellers for true market value, and you have access to all available properties, not just Opendoor's inventory.

• Cash Back: You receive 0.5% cash back at closing
• Market Value: You can negotiate with sellers for true market value
• Full Service: Professional representation throughout the process
• More Options: Access to all MLS listings, not just Opendoor inventory

Real Example

You're buying a $450,000 home. With Opendoor, you pay $450,000 (which may include their 5-6% fee, meaning the actual home value is lower). With a rebate agent, you pay $450,000 but get $2,250 cash back at closing—and you can negotiate the price down from market value.

Bottom Line

Opendoor charges fees; a rebate agent gives you money back. For most Las Vegas home buyers, a rebate agent provides better value and more flexibility.