HomeVestors (We Buy Ugly Houses) vs Opendoor

HomeVestors (We Buy Ugly Houses) is best for: homes that need major repairs, or inherited and hard-to-sell houses. Opendoor is best for: newer homes in good condition, when you want an offer closer to market value and can accept a service fee. Many sellers request offers from both and compare what they'd net.

	HomeVestors (We Buy Ugly Houses)	Opendoor
Type	Franchise network of independently owned buyers	Buys homes directly (iBuyer)
Founded	1996	2014
Headquarters	14785 Preston Rd #750, Dallas, TX 75254	Tempe, Arizona
Where it buys	Nationwide	Nationwide
Fees (per the company)	The company says it charges sellers no commissions, real-estate fees or hidden fees, does not charge for the visit or offer, and pays typical closing costs.	The current company site says the offer includes a program fee for selling without staging or showings, a condition adjustment, and title and escrow costs of 1–3% paid to third parties; it does not publish a universal current percentage for the program fee and says the exact charges appear in the offer. Opendoor's 2024 Form 10-K separately described its service fee as 5%.
Ratings	BBB A+	Trustpilot 4★ (877) · BBB A+
Best for	Homes that need major repairs, or inherited and hard-to-sell houses	Newer homes in good condition, when you want an offer closer to market value and can accept a service fee

What sellers report about HomeVestors (We Buy Ugly Houses)

Yes, HomeVestors (We Buy Ugly Houses) is a real, long-running franchise, and its local, independently owned franchisees do buy homes for cash. The caveat: offers are usually far below market value, and a 2023 ProPublica investigation documented some franchisees using pressure and legal tactics on vulnerable sellers. That led HomeVestors to change its policies, including adding a three-day cancellation period.

Offers well below market value. ProPublica reported that franchises often pay far below market value, citing a seller who was paid $10,000 for a home that was resold months later for $55,000. Franchise Times cited reports that house flippers like HomeVestors generally offer about 50 to 70 percent of assessed value. Source
Hard to back out once signed. ProPublica described franchisees suing sellers who tried to cancel, and recording documents that clouded a property's title. HomeVestors later banned title-clouding and added a three-day option period in which sellers can cancel without giving a reason. Source
Experience depends on the local franchise. Each office is an independently owned franchise, and HomeVestors' own BBB responses say so. Franchise Times reported that the company disciplined or removed some franchisees and hired more auditors after the investigation. Source
Unwanted mailers and calls. Many BBB complaints come from homeowners who never sold, asking franchisees to stop sending postcards and letters. Trustpilot reviewers describe repeated calls and texts. HomeVestors' responses say it asks the franchisee to stop and removes the address from mailing lists. Source
Speed and convenience for some sellers. ProPublica noted that some sellers it interviewed were satisfied, having chosen speed and convenience over getting full market value. Source

Checked September 2026.

Full HomeVestors (We Buy Ugly Houses) review

What sellers report about Opendoor

Yes, Opendoor is a real company: it is publicly traded on Nasdaq (OPEN) and buys and closes on homes directly. The main caveat is price. In 2022 the FTC alleged that most sellers who sold to Opendoor ended up with thousands of dollars less than a traditional sale would have netted them (Opendoor settled for $62 million without admitting wrongdoing), and sellers still report offers that drop after the home assessment.

Net proceeds below a traditional sale (FTC settlement). In 2022 the FTC alleged that Opendoor's marketing misled sellers about its offers and costs, and said most people who sold to it made thousands of dollars less than they would have on the open market. Opendoor agreed to pay $62 million without admitting wrongdoing, and the FTC sent refunds to sellers in 2024. Source
Offer drops after the assessment. Low-rated Trustpilot reviews describe an attractive estimated offer that fell sharply once photos or the assessment were reviewed. A 2026 BBB complaint describes signing a repair addendum after the inspection without clear confirmation of the final price. Source
Total fees higher than expected. Negative Trustpilot reviewers say that once the service fee, repair credits and closing costs were added up, the amount they would actually receive was much lower than the headline offer. Source
Hard to reach during the transaction. BBB complainants describe trouble getting answers by phone, email or text while under contract, and difficulty escalating past front-line representatives. Opendoor's public responses typically point sellers back to their assigned support specialist. Source
Fast, simple sale with no showings. Five-star Trustpilot reviewers, mostly sellers, praise a quick, remote process with no open houses and helpful staff. Several say outright that they accepted less than top dollar in exchange for the convenience. Source

Checked September 2026.

Full Opendoor review

Before you accept either offer

Compare what you'd net after service fees, repair credits and closing costs, not the headline offer.
Ask how the price can change after the inspection or assessment. See the reduction call.
Get a third offer from a well-rated local buyer. See the best cash home buyers.

Common questions

Is HomeVestors (We Buy Ugly Houses) or Opendoor better?

What's the difference between HomeVestors (We Buy Ugly Houses) and Opendoor?

HomeVestors (We Buy Ugly Houses): Franchise network of independently owned buyers. Opendoor: Buys homes directly (iBuyer). HomeVestors (We Buy Ugly Houses) buys nationwide; Opendoor buys nationwide.