Offerpad is one of the largest iBuyers. Here's how the offer math and process actually differ from a traditional cash buyer like us.
| Category | BuyHousesInCash | Offerpad |
|---|---|---|
| Offer formula | 70% of ARV − repairs | Automated valuation minus 6-7.5% service fee minus repair credits |
| Service fee | $0 | 6%-7.5% of sale price |
| Closing costs | $0 (we pay) | Seller pays standard closing costs (~1-1.5%) |
| Repair credits | None — sold as-is | Average $5,000-$20,000 after inspection |
| Time to close | 7-14 days | 30-90 days (with 4-day cancellation window) |
| Property types | Any condition, any state | Single-family only, built after 1960, $100K-$1M, limited metros |
| Inspection contingency | None | Yes — they can adjust or cancel |
| Move-out flexibility | Negotiable — usually 30+ days | Set by Offerpad, less flexible |
| Buys foreclosure/probate | Yes, specialty | Usually no — requires standard title |
| Coverage | All 50 states | ~25 metros |
Offerpad's service fee is typically 6%-7.5% of the offer price, deducted from the seller's proceeds at closing. On a $300,000 sale, that's $18,000-$22,500 off the top. BuyHousesInCash charges no service fee — the offer is the net.
Usually not. Offerpad's model targets homes in 'fair to good' condition built after 1960. Properties with foundation issues, fire damage, hoarder conditions, condemned status, or major code violations are typically declined or heavily discounted. BuyHousesInCash buys exactly these properties as our specialty.
Offerpad performs an inspection in the first 4-15 days after contract. They then often present repair credits — averaging $5,000-$20,000 — that come out of your sale proceeds. You can accept the revised offer or cancel. BuyHousesInCash does no post-offer inspection adjustments; the written offer is final.
BuyHousesInCash. We close in 7-14 days using our own funds. Offerpad's typical close is 30-90 days because they need to schedule inspections, finalize repair credits, and coordinate financing on the buy side.
Offerpad covers approximately 25 metro markets — mostly Sunbelt cities (Phoenix, Atlanta, Tampa, Charlotte, Dallas, etc.). BuyHousesInCash buys in all 50 U.S. states regardless of metro size.
Compare it against any other offer. We're confident the numbers will speak for themselves.
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