Opendoor or IPS Cash in New Hampshire, Service Fees, Repairs and Home Condition
The roof on your Concord colonial has maybe two winters left. One basement wall has a crack you've been watching for years, and the windows are original. You'd like to sell without fixing any of it, so you look up Opendoor New Hampshire service fee repairs to find out what a national buyer would actually take off the top.
Opendoor is a national iBuyer, and it does buy in New Hampshire. IPS Cash is a Nashua company that buys houses as-is across the state. The two handle fees and repairs in very different ways. This piece explains each one, step by step, using what the companies publish.
Why IPS Cash Suits a House That Needs Work
IPS Cash buys in any condition. You don't make repairs, you don't clean, and you can leave behind what you don't want. Its service area page lists old and outdated houses, fire and termite damage, hoarder homes, unfinished construction and condemned property among the kinds it takes.
The fee side is plain. IPS Cash charges no commissions or fees, and asking for an offer is free with no obligation. It covers closing costs and builds them into its offer, so there's no service charge taken out at the end.
The company is based in Nashua and has been buying New Hampshire houses since 2016. It started by helping families sell inherited houses, which is where its legal name, Inherited Property Solutions LLC, comes from. Concord has its own page on the IPS Cash site. The BBB rates IPS Cash A+, with accreditation since 2024, and its Google listing showed 4.8 stars from 172 reviews in October 2026.
How Opendoor Prices a New Hampshire Home
Opendoor's New Hampshire page says it "serves markets statewide across New Hampshire" and names Concord, Manchester, Nashua and Portsmouth, among others. Its help center says it buys single-family homes in every postal code in the lower 48. The process starts online, and its New Hampshire page says "Opendoor will send a preliminary cash offer within 24 hours."
From there, condition comes in. The same page says "Opendoor adjusts the offer based on any repairs needed." Its Manchester page promises "No repairs, staging, or showings." Put together, you don't do the repairs yourself, but their cost comes off the price. Ask for the repair adjustment as a dollar figure, with the items it covers, so you can check it against a contractor's estimate if you have one.
The Opendoor New Hampshire Service Fee and Repairs, Explained
Opendoor charges a service fee on top of any repair adjustment. Its help center says "Opendoor does not publish a fixed service charge percentage." The fee shows up on your dashboard as its own line item, with a dollar amount. The Manchester page calls it a "Service fee competitive with agent commissions."
Outside sources give a range. HomeLight's Manchester roundup says Opendoor and Offerpad charge service fees of "5% to 6%." That's HomeLight's figure, not Opendoor's. Offerpad, for what it's worth, doesn't list New Hampshire as a market on its own locations page.
One more fact is public. In 2022, Opendoor paid $62 million to settle Federal Trade Commission charges over claims in its marketing. That's old news now, and it doesn't describe today's offers. Still, it's a good reason to read any buyer's terms closely.
Step by Step, Opendoor and IPS Cash Compared
The Two Offers
The Opendoor side starts with an online estimate, and the final figure follows within a few days, per its Manchester page. IPS Cash says it aims to have a number to you in about 24 hours, and someone from its team usually walks through the house before that. The repairs, the overall condition and nearby sales all go into that single number, which is why it's below full market value.
With either buyer, the first number can move. Opendoor says it adjusts for repairs. On the IPS Cash side, a few sellers have reported a reduced price or a cancellation after the inspection. Ask both what could change the price, how long the inspection window runs, and what cancellation rights each side has, and get it all in writing.
Your Closing Window
Opendoor lets you choose a date 21 to 60 days out and change it once. IPS Cash's range is wider, from as little as 7 days to a date you choose about 60 days out. If you need to stay after closing, ask IPS Cash about an occupancy agreement.
Repairs, Cleaning and Belongings
Neither one wants you to fix the roof. With Opendoor, the repair cost shows up as an adjustment to your offer. With IPS Cash, the repairs are priced into the single offer you get, and you can leave what you don't want inside. Michelle Murray sold to IPS Cash after trying a listing first. She wrote, "After working with a traditional brokerage unsuccessfully, I decided I needed a cash offer quickly to minimize the stress."
What Each One Buys
Opendoor talks about single-family homes. IPS Cash's list runs wider, covering condos, townhomes, duplexes and two-family homes along with houses, and it also takes land and mobile homes. It covers New Hampshire statewide, with the most activity in Hillsborough, Rockingham and Merrimack counties, and also buys in eastern and central Massachusetts and southern Maine.
Service Fee Versus No Fee
Opendoor's service fee comes out as a line item, and it doesn't publish the percentage. IPS Cash charges no fees and covers closing costs inside its offer. Either way, New Hampshire's transfer tax under RSA 78-B applies at $0.75 per $100 to each side, so ask who pays yours.
| Point | IPS Cash | Opendoor |
|---|---|---|
| Service fee | None | Yes, percentage not published |
| Repairs | None required, priced into the offer | None required, offer adjusted |
| Belongings | Leave what you don't want | Not stated |
| Closing window | 7 to about 60 days | 21 to 60 days |
| Property types | Houses, condos, multi-family, land, mobile homes | Single-family homes |
The Seller Each One Serves
Opendoor suits a seller with a single-family home in decent shape who's comfortable with an online process and a three-week minimum. A national brand with a big review base may feel reassuring.
IPS Cash suits a house with real problems, a seller who doesn't want a fee taken out, and anyone who needs to close quickly or stay on a while. It's also the choice for mobile homes, land and two-families.
Questions for Your Net Sheet
- What's the service fee in dollars, and what's the repair adjustment?
- Will you name the buyer of record and give me written proof of funds?
- What could change the price after the inspection?
- What's my net after every cost?
Our Pick for a House That Needs Work
If your search for Opendoor New Hampshire service fee repairs left you doing math on fees and adjustments, call IPS Cash first. It charges no fees, buys in any condition, and works from Nashua. Ask for its offer in writing, set it next to Opendoor's net number, and decide when you're ready.