Restoration Homes or Opendoor: Which Cash Buyer Is Right for You?

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South Carolina’s Trusted Cash Home Buyer Since 2009

Thinking about selling your house for cash in the Midlands? You’re probably comparing Restoration Homes and Opendoor. Restoration Homes is local — born and raised in Chapin, SC, buying houses across the Midlands since 2009. Opendoor is a national iBuyer that’s been around since 2014. Here’s how the two stack up.

Meet Both Companies

About Restoration Homes

Restoration Homes was founded in 2009 and is locally owned and operated out of Chapin, SC. We buy houses across the SC Midlands — Lexington, Richland, Sumter, and Newberry counties. Every offer comes from an in-person walkthrough by our local team, not an algorithm, so the price reflects what your house actually looks like and what’s happening in your specific neighborhood. We charge no service fees, pay standard seller closing costs, and buy houses in any condition — fire and water damage, hoarder situations, code violations, deferred maintenance, and inherited estates that other buyers won’t touch. After we buy, we either fix it up ourselves, hold it as a rental, or pass it to our investor network. You can call us directly at (803) 590-8818 and close in as little as 7 days, on the timeline that works for you.

About Opendoor

Opendoor is a national iBuyer (NASDAQ: OPEN) headquartered in Tempe, Arizona. They use an automated valuation model to generate cash offers, then verify the home with an in-person assessment. Opendoor charges a variable service fee shown in the offer breakdown and has eligibility restrictions on the homes they’ll buy. Sellers pick a closing window of 14 to 60 days.

Restoration Homes vs Opendoor — Side by Side

Restoration HomesOpendoor
Type of buyerLocal cash buyer (privately owned)National iBuyer (NASDAQ: OPEN)
HeadquartersChapin, SCTempe, AZ
Markets servedLexington, Richland, Sumter, Newberry counties50+ U.S. markets
How offers are madeIn-person walkthrough by our local teamAlgorithm + in-person assessment
Service feeNoneVariable, shown in offer breakdown
Closing costsWe pay standard seller closing costsDisclosed in offer
Houses in any conditionYes — including damaged, hoarder, code-violation, and inherited propertiesExcludes major structural, foundation, fire, or water damage; pre-1930 homes may not qualify
Closing timelineAs fast as 7 days14 to 60 days

What They Have In Common

  • Both make direct cash offers — no listing, no showings, no open houses
  • Both let you pick a closing date that works for your timeline
  • Both buy as-is at the agreed price — no repairs needed before closing

Where They Differ

  • Restoration Homes is locally owned and operated in Chapin, SC, with hands-on knowledge of every Midlands neighborhood since 2009. Opendoor is a national iBuyer headquartered in Tempe, Arizona.
  • Every Restoration Homes offer is built on an in-person walkthrough by our local team, so the price reflects exactly what your house looks like and what's happening in your neighborhood. Opendoor builds its preliminary offer with an automated valuation model first, then verifies the home in person later.
  • Restoration Homes buys houses in any condition — fire and water damage, hoarder situations, code violations, deferred maintenance, and inherited estates included. Opendoor publicly states it does not buy mobile homes, multi-family buildings with 5+ units, or homes with major structural, foundation, fire, or water damage, and very old homes (pre-1930 in some markets) may not qualify.
  • Restoration Homes charges no service fee and pays standard seller closing costs. Opendoor charges a service fee that varies by market and home, disclosed in the offer breakdown.

Common Questions

Opendoor states it operates in every postal code in the lower 48 states where single-family homes are available, which includes parts of South Carolina. The fastest way to confirm whether your specific Midlands address qualifies is to enter it on opendoor.com — coverage and eligibility can vary by ZIP code, home age, lot size, and condition.

Restoration Homes bases every offer on an in-person walkthrough by our local team in Chapin, SC. Opendoor’s preliminary offer comes from an automated valuation model based on public records and comparable sales, then they verify the home in person before finalizing the price.

Yes — both companies give free, no-obligation cash offers. Plenty of Midlands homeowners get both and compare side by side. You can call Restoration Homes directly at (803) 590-8818 to schedule a walkthrough, and you can request an Opendoor offer at opendoor.com.

Restoration Homes buys houses in any condition — fire and water damage, hoarder situations, code violations, deferred maintenance, and inherited estates included. Opendoor publicly states it typically doesn’t buy homes with major structural damage, foundation issues, or extensive fire, water, or mold damage, and very old homes (pre-1930 in some markets) may also be excluded.

Get Your Free Cash Offer From Restoration Homes

No service fees. In-person walkthrough. Close in as little as 7 days.
Or call/text us (803) 590-8818

Opendoor® is a registered trademark of Opendoor Technologies Inc. This page is an independent comparison and is not affiliated with, endorsed by, or sponsored by Opendoor.