Opendoor vs Sundae
Opendoor is best for: newer homes in good condition, when you want an offer closer to market value and can accept a service fee. Sundae is best for: getting several competing cash offers without calling buyers one by one. Many sellers request offers from both and compare what they'd net.
| Opendoor | Sundae | |
|---|---|---|
| Type | Buys homes directly (iBuyer) | Marketplace: connects you with investor buyers |
| Founded | 2014 | 2018 |
| Headquarters | Tempe, Arizona | San Francisco, California |
| Where it buys | Nationwide | 8 of the metros we track |
| Fees (per the company) | 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%. | Sundae's seller-facing site says sellers pay zero fees to Sundae. The company says it makes money by charging buyers a fee when it assigns them a property; its disclosures also reserve the right for Sundae Funding to charge fees for licensed activities, but no seller percentage is stated on the current seller site. |
| Ratings | Trustpilot 4★ (877) · BBB A+ | BBB A+ |
| Best for | Newer homes in good condition, when you want an offer closer to market value and can accept a service fee | Getting several competing cash offers without calling buyers one by one |
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 reviewWhat sellers report about Sundae
Yes, Sundae is a legitimate, venture-backed marketplace that brings investors to bid on as-is homes. The main caveat in complaints is that deals can be cancelled during the inspection contingency period, and some sellers were unhappy with price cuts after inspection.
- Deals cancelled during the contingency period. BBB complainants and a Trustpilot reviewer describe Sundae or its buyer backing out after the purchase agreement was signed, in one case days before a scheduled closing. Sundae responds that its contracts allow the buyer to cancel before the inspection contingency expires. Source
- Price pressure after inspection. One Trustpilot reviewer says the buyer pushed for a lower price after the inspection. Others say they felt rushed and were later upset to see the home resold for much more. Source
- Slow responses while under contract. A BBB complainant says calls went unanswered for weeks before the deal was cancelled. Sundae disputed the timeline in its response. Source
- Easy as-is sale with supportive staff. Positive Trustpilot reviewers describe selling without cleaning or clearing everything out, help with difficult title issues, and patient, clear communication. Source
Checked September 2026.
Full Sundae reviewBefore 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 Opendoor or Sundae better?
Opendoor is best for: newer homes in good condition, when you want an offer closer to market value and can accept a service fee. Sundae is best for: getting several competing cash offers without calling buyers one by one. Many sellers request offers from both and compare what they'd net.
What's the difference between Opendoor and Sundae?
Opendoor: Buys homes directly (iBuyer). Sundae: Marketplace: connects you with investor buyers. Opendoor buys nationwide; Sundae buys 8 of the metros we track.