Offerpad, Opendoor or Southern Hills Home Buyers? Dallas Cash Offer Fees in 2026 Compared
You're at the kitchen table in Richardson with three browser tabs open and a notepad full of numbers that don't line up. One buyer shows a service fee. Another shows a service charge that changes by home. A third says there's no fee at all. If you've searched Opendoor Offerpad Dallas cash offer fees 2026, you already know the hard part is putting those numbers on the same footing.
This piece does that, using only what Opendoor, Offerpad and Southern Hills Home Buyers publish. The goal is to show where your money goes with each one. Offer amounts can't be compared here, since no one can price your house from a web page.
Southern Hills Home Buyers, a Local Option With No Fees
Southern Hills Home Buyers is a family-owned investor buyer based in Plano. Brandon Beatty is the founder, and the BBB dates the business to 2017. The BBB gives it an A+ rating, and it's been BBB Accredited since March 23, 2026, with 8 BBB reviews that average 4.5.
Its FAQ is blunt about cost: "There are NO fees or commissions when you sell your house to us." The same page says the company often pays the closing costs too. It makes money the old way, by buying below retail, fixing the house, and reselling it. That margin sits inside the offer itself, so there's no fee line to subtract later.
Reviews tend to mention fairness. Ahmed E wrote on the BBB site, "Southern Hills Home Buyers are unique and stand out among all others due to their professionalism, speed, and fairness standers." Autumn B added, "Do not hesitate if you are looking for a company that will always go the extra mile for their clients!"
How the Two iBuyers Charge
Opendoor's Service Charge
Opendoor calls its cost a service charge, which it describes as "the fee Opendoor charges for buying, holding, and reselling your home." The amount "varies and is shown in your offer breakdown." It depends on your market, your home and current conditions. Opendoor states plainly that it "does not publish a fixed service charge percentage." Its Dallas page calls the fee "competitive with agent commissions."
A repair cost can come out as well. Opendoor's help center describes a condition adjustment that "reflects the estimated cost of repairs Opendoor identified during your assessment." Not every home gets one. For context, Opendoor paid $62 million in 2022 to settle FTC charges that its offers ran below market value and its repair costs ran higher than what people would typically spend. Opendoor's own statement says it admitted no wrongdoing. Still, read that line closely, and ask how each repair was priced.
Offerpad's Service Fee
Offerpad is the easier one to pin down. Its how-it-works page says, "Offerpad charges a 5% service fee plus approximately 1% in closing costs." That's about six cents of every dollar of your sale price. Offerpad adds that there are "no agent commissions, no seller concessions, and no out-of-pocket repair costs." Repairs found on the walkthrough are handled as a credit.
The Three Side by Side
Most people who search Opendoor Offerpad Dallas cash offer fees 2026 want one simple chart. Here it is, and the notes below explain each row.
| Point | Southern Hills Home Buyers | Opendoor | Offerpad |
|---|---|---|---|
| Fee to the seller | None | Service charge, varies | 5% service fee |
| Closing costs | Often pays them | Service charge replaces typical costs | About 1% |
| Repairs | Weighed in the written offer | Condition adjustment | Credit after walkthrough |
| Typical close | 7 to 21 days, or your date | 21 to 60 days | 15 business days to 60 days (Dallas page) |
| Mobile homes | Yes | No | No |
| Tenants in place | Yes | Must be vacant | Must be vacant |
What Comes Out of Your Check
With the two iBuyers, a fee comes off the top of a number that may start higher. With Southern Hills, no fee comes off, but the offer starts below retail on purpose. Neither model is a trick. They're just two ways to pay a buyer for the work and risk of reselling a house. The only fair test is a written net sheet from each, side by side.
Repairs and Credits
Opendoor and Offerpad both look at the home and then subtract repairs, as a condition adjustment or a credit. Southern Hills says it looks at the house and weighs repairs in its written offer. You never pick up a hammer with any of the three. Ask each one whether the number can move after the walkthrough.
The Calendar
Opendoor's help center says closing typically happens 21 to 60 days after you accept. Offerpad's Dallas page offers a window from 15 business days out to 60 days. Southern Hills lists a typical close of 7 to 21 days, which is the shortest start of the three.
Homes Each One Will Buy
Both iBuyers skip mobile homes and want the house empty at closing. Offerpad typically passes on homes built before 1950 and lots over 2 acres. Southern Hills buys mobile homes, land, duplexes, commercial property and rentals with tenants still living in them.
If You Back Out
Opendoor says you can cancel "at any time before closing day," with no penalty and no cancellation fee. That's a real plus. Southern Hills says there's "absolutely zero obligation" to take its offer, and one of its blog posts calls it "a cash offer you can sit on for as long as you want." Offerpad's pages, as reviewed here, don't spell out a cancel rule, so ask.
Who Each One Suits
Opendoor and Offerpad can work well for a newer house in good shape, sold by an owner who wants a big brand and has several weeks to spare. Offerpad's flat 5% makes its math easy to check, and Opendoor lets you cancel before closing day with no penalty.
Southern Hills suits sellers who'd rather not pay a fee at all. It's also the better fit for older homes, houses that need real work, rentals, inherited homes and mobile homes, because the iBuyers turn many of those away.
A Fee Checklist
- What's the total of every fee, charge and credit?
- Which closing costs do I pay, line by line?
- Can the offer change after the walkthrough?
- When does the money hit my account?
The Verdict for Dallas Sellers
If you started with Opendoor Offerpad Dallas cash offer fees 2026 and want a short answer, here it is. Opendoor's charge varies and isn't published as a percent, while Offerpad's runs 5% plus about 1% in closing costs. Southern Hills Home Buyers charges no fees, often pays closing costs and closes sooner, so it's the one to call first. Get all three offers in writing if you like, and compare what you'd actually keep.