What's included in my Opendoor offer? (fees, service charge, repairs, net proceeds)

Log in to opendoor.com and go to your dashboard, then select "Offer Details" or "Offer Breakdown" to see every line item in your cash offer. This article explains what each one means.

Your offer breakdown, line by line

Your offer is more than a single number. It includes several components that determine what you actually receive at closing. Here is the structure you will see on your dashboard:

Estimated Net Proceeds                   $XXX,XXX
 - Service charge                       -  $X,XXX
 - Estimated Standard Costs             -  $X,XXX
                                        ----------
Net proceeds                             $XXX,XXX

Estimated Net Proceeds

This is the estimated net amount Opendoor is projecting for your home sale. It is based on local market data, recent comparable sales, and the details of your property.

Service charge

The service charge is the fee Opendoor charges for buying, holding, and reselling your home. It replaces what you would typically pay in agent commissions, staging, and showings in a traditional sale.

Note: The service charge varies and is shown in your offer breakdown. Opendoor does not publish a fixed percentage. If you are considering Cash Now, More Later, that option has a different fee structure with a 5% service charge.

Estimated Standard Costs

This section combines repair costs (condition adjustment) and estimated closing costs into one line item.

• Repair costs (condition adjustment): After your assessment, Opendoor may identify items that need repair -- things like worn flooring, an aging roof, or outdated appliances. Instead of asking you to fix them, Opendoor estimates the cost and deducts it from your offer. You do not have to hire contractors or manage any repairs yourself.
• Estimated closing costs: These are standard costs associated with any home sale, including title insurance, escrow fees, property taxes owed, and recording fees. They are estimated up front and finalized at closing.

Net proceeds

This is what you actually receive at closing. It is your Estimated Net Proceeds minus the service charge and Estimated Standard Costs. This is the number that matters most when you are comparing options.

Where to find your breakdown

1. Go to opendoor.com and log in to your account.
2. Open your dashboard -- you will land here automatically after signing in.
3. Select "Offer Details" or "Offer Breakdown" to see the full itemized view.

Tip: If any line item looks unfamiliar, tap or click on it. Some items include a short explanation directly on the page.

What if the numbers on my offer look wrong?

If any of the figures in your offer breakdown do not match what you expected — whether it is the service charge, Estimated Standard Costs, or net proceeds — do not sign the contract until the numbers are clarified.

1. Review the full breakdown on your dashboard at opendoor.com to understand each line item.
2. Compare the purchase contract to the offer breakdown — these documents should be consistent. If they do not match, there may be a timing issue or an error.
3. Contact support at 888-352-7075 or support@opendoor.com and ask for a walkthrough of the specific numbers that seem incorrect. Be ready to explain which figures do not look right and why.

Your Opendoor advisor can walk you through each line item and correct any errors before you proceed.