iBuyer vs Real Estate Agent: Which Nets You More in 2026?

The decision between selling to an iBuyer like Opendoor or Offerpad versus listing with a real estate agent is one of the biggest financial choices a homeowner can make. With the average U.S. home selling for over $400,000, even a 2-3% difference in net proceeds can mean $8,000-$12,000 in your pocket.

Traditional agents charge an average of 5.57% in total commission (listing + buyer agent), but they provide full-service marketing, negotiation, and transaction management. The typical home sells within 60-90 days on the market, plus 30-45 days for closing.

iBuyers like Opendoor offer speed and convenience. You can get a cash offer within 48 hours and close in as little as 14 days. However, Opendoor charges a 5% service fee, and their offers tend to be 2-5% below market value. When you factor in repair credits and closing costs, the total cost can exceed traditional agent commissions.

Discount agents through platforms like Clever Real Estate or Redfin offer a middle ground. At 4.32% average total commission, you get similar service to a traditional agent but save 1-2% on fees. The timeline is comparable to traditional agents at 50-75 days.

Our data shows that for most sellers, flat-fee MLS (via Houzeo at $349 + buyer agent commission) produces the highest net proceeds, followed by discount agents, FSBO, traditional agents, and finally iBuyers. However, individual circumstances like urgency, home condition, and local market conditions can shift these rankings significantly.

The best way to compare is to use the NetProceeds Pro calculator, which factors in your specific home value, mortgage balance, state-specific costs, and all 6 selling methods side-by-side.