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Selling Your Home to Opendoor: Is It Really Worth It?

Rupi Azrot
February 3, 2025
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The Appeal of Instant Cash Offers

Selling a home can be stressful, and companies like Opendoor claim to simplify the process by offering instant cash offers. But is it really worth it?

Many homeowners are drawn in by the convenience but later discover hidden fees and lower-than-market offers that can cost them thousands. Before making a decision, it’s essential to understand the true costs and explore better alternatives.

What Is Opendoor & How Does It Work?

Opendoor is an iBuyer, meaning it uses automated pricing algorithms to provide homeowners with quick cash offers. Instead of listing on the open market, sellers receive an instant offer, avoiding showings and traditional home-selling hassles.

However, convenience comes at a cost—often in the form of lower purchase prices, service fees, and repair deductions.

Hidden Fees & Costs of Selling to Opendoor

According to Real Estate Witch, selling to Opendoor is not as cheap as it appears. Here’s why:

✅ Service Fees: Opendoor charges between 5%–14% of the home’s sale price. This is often higher than traditional agent commissions.
✅ Lower Offers: The company makes offers below market value to ensure they can flip homes for a profit.
✅ Repair Deductions: After an inspection, Opendoor often reduces the final offer by requiring sellers to pay for repairs—sometimes thousands of dollars in deductions.

Opendoor vs. Traditional Home Selling vs. MLS Listing

A Smarter Alternative: ListLean Flat-Fee MLS

Rather than selling to Opendoor and losing equity, ListLean allows you to list on the MLS and 500+ real estate websites for as little as $95 one time.

By using MLS exposure instead of an iBuyer, you can attract serious buyers while keeping control of your sale. Many sellers who consider Opendoor realize they can net thousands more by listing with ListLean instead.

🔗 Related: Mastering the FSBO Closing Process: Tips for a Smooth and Timely Sale

🚀 Sell Smart: Get Your Home Listed Today

Don’t let hidden fees and lowball offers eat into your home’s value. List with ListLean today and maximize your profit while keeping full control of your sale.

🔗 Start your flat-fee MLS listing now at: https://www.listlean.com

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Selling a home FSBO (For Sale By Owner) can be an attractive option for homeowners looking to save on realtor commissions and retain control over the selling process. However, navigating the complexities of a real estate transaction without professional guidance can be challenging. To help you avoid common pitfalls and achieve a successful sale, let's explore some of the top FSBO mistakes to avoid when selling your home.

1. Pricing it Wrong:

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2. Neglecting Legal Requirements:

Selling a home involves adhering to various legal requirements and disclosures. Failure to comply with state and local regulations can lead to legal issues and jeopardize the sale. Make sure you familiarize yourself with California's real estate laws, including disclosure requirements, contract terms, and any local ordinances that may affect the sale of your home.

3. Poor Marketing Strategy:

Effective marketing is essential for attracting potential buyers and generating interest in your property. Many FSBO sellers make the mistake of neglecting marketing efforts or relying solely on traditional methods such as yard signs and classified ads. Take advantage of online platforms, social media channels, and professional photography to showcase your home to a wider audience and maximize its exposure.

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FAQ’s

Frequently asked questions

What is the MLS?

The Multiple Listing Service, or MLS, is a database used by real estate brokers to share information about properties for sale by sellers they represent to brokers who represent potential buyers.

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What is a Flat Fee MLS listing?

A Flat Fee MLS listing is a service that allows homeowners like you to list their property on the local MLS for a flat fee rather than paying a traditional real estate agent's commission, which is typically a percentage of the sale price.

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How does a Flat Fee MLS listing work?

You pay a one-time fee to have your property listed on the MLS database. This fee usually covers the cost of listing your property on the MLS for a specified period, often ranging from 6 months to a year. You retain the right to sell your home FSBO and handle the selling process yourself.

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Why can’t I edit my Zillow listing after my property goes live on the MLS?

Once your home is listed on the MLS, websites like Zillow, Redfin, and Realtor.com automatically pull your listing data directly from the MLS.

Because of this MLS connection, Zillow removes homeowner editing access to avoid conflicting information online. This is a Zillow policy that applies to any home listed through the MLS — regardless of which agent or company lists it.
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You can read Zillow's official policy here:
https://www.zillow.com/c/about-linking-and-claiming-listings/

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Am I signing a listing agreement with ListLean?

No, you are not signing a traditional listing agreement with us. ListLean does not represent you as an agent. Instead, you are signing an MLS Entry Agreement, which is required to list your property on the MLS while staying compliant with board and MLS regulations. This agreement allows us to post your listing but does not establish an agent-client relationship. You still remain a For Sale By Owner (FSBO) seller, maintaining full control over your sale.

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Do I need to provide photos and descriptions for my listing?

Yes. Try to provide high-quality photos and a detailed description of your property for the MLS listing. Remember, you want to get the best price for your home, so clear, well-lit photos and an accurate (non-puffed) description will go a long way towards generating interest for your house. We offer professional photography for an extra $250 because we know first impressions are the only ones that matter online in the age of swiping left.

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Can I change the listing price or details after it's posted on the MLS?

Absolutely! Just email us anytime at team@listlean.com for any updates, changes, or open house requests.

For Open Houses, please send us:

  • Property Address (in the email subject line)
  • Open House Day(s)
  • Start & End Time

We ask for at least 48 hours’ notice so we can update the MLS properly. Once updated, Zillow and other websites will reflect those changes automatically within 24-48 hours.

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How do showings and negotiations work with a Flat Fee MLS listing?

As the FSBO homeowner, you'll be responsible for scheduling and conducting showings with potential buyers. When you receive offers, you'll negotiate directly with the buyer or their agent. It's advisable to seek legal counsel or hire a real estate attorney to review any offers or contracts to ensure they're in your best interest.

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What happens if my property doesn't sell during the listing period?

If your property doesn't sell during the initial listing period, you may have the option to renew your Flat Fee MLS listing for an additional fee.

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Is ListLean a Licensed Broker?

Absolutely. ListLean LLC operates under Offercity Brokerage Inc, holding California CalBRE #02185966. As a licensed broker, we’re authorized to list your home on local MLS databases throughout California.

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