Cash Flow Deals vs. Offerpad: What Actually Changes for the Seller
2 min read · Last updated 2026-08-03 · Reviewed by Camilo Palacio, Licensed Florida Real Estate Professional (License #3280644, REALTOR®)
Cash Flow Deals and Offerpad are both real options, and they work nothing alike. Offerpad buys your house directly at a discount off fair market value and charges a 5% service fee. Cash Flow Deals doesn't buy your house at all: it connects you to a real FHA or conventional buyer, locks your net price first, and gets paid as a flat fee on the closing statement instead of a percentage.
| Factor | Traditional Listing | Cash Flow Deals |
|---|---|---|
| Timeline | List, host showings, wait for an offer, then wait through the buyer's mortgage underwriting and appraisal before you get a closing date | Net price locked before repairs are scoped, no showings, closing set once the buyer's own FHA or conventional lender clears underwriting |
| Repairs | Seller typically pays for or negotiates repairs during the buyer's inspection period, often after the price is already agreed | Net price locked before repairs are scoped, so repair items don't reopen the price the way a buyer's inspection request can |
| Fees / Costs | Real estate commission, negotiable since the NAR Sitzer/Burnett settlement took effect August 17, 2024, plus standard closing costs | One flat fee arranged through Silver Door Realty, disclosed as a line item on the closing statement, not a percentage of price |
What Offerpad Actually Does
Offerpad is an iBuyer. It buys your house directly with its own cash, no buyer financing involved, and closes on a schedule you pick. In exchange, Offerpad charges a 5% service fee on your sale price. An analysis of Offerpad's own purchase and resale data found a median gap of about 10% between what Offerpad paid a seller and what it later resold the house for, which is the room built into the offer to cover that fee plus its margin. On a $400,000 house, that gap alone has run about $40,000.
What Cash Flow Deals Does Instead
Cash Flow Deals is a Florida real estate investor that locks in a net price for a seller's house before repairs are scoped, using a novation-based, flat-fee process arranged through its licensed FL brokerage partner, Silver Door Realty — not a traditional listing, and not a brokerage itself. Cash Flow Deals doesn't buy your house with its own money and doesn't resell it. It connects your house to a real homebuyer, someone getting an FHA or conventional loan through their own lender, and gets paid a flat fee on the closing statement instead of a percentage carved out of your price.
Cash Flow Deals' Process When You're Comparing Offers
Cash Flow Deals' Process: 1. Cash Flow Deals walks the house and gives you a net-price number before you compare it to anything else. 2. Your house gets matched to a real FHA or conventional buyer who's already working with their own lender. 3. The net price locks before repairs get scoped, so there's no separate post-inspection deduction the way an iBuyer adjusts its number. 4. Title transfers once, directly from you to that buyer, at one closing.
Where the Two Numbers Actually Diverge
Run the math on a $400,000 house. Offerpad's service fee alone is $20,000 at 5%. Add the roughly 10% gap analysts have found between Offerpad's purchase price and its resale price, and the seller's number can land closer to $360,000 before repair deductions even enter the picture. Cash Flow Deals works differently: the net price gets locked before repairs are scoped, and the fee shows up as a single line item on the closing statement instead of a percentage stacked on top of a below-market starting number.
Does the Price Change After You Sign With Cash Flow Deals
The one exception: if something structural surfaces that was not visible or disclosed before we signed — foundation issues, hidden moisture, old wiring, cast-iron drain failure — we re-cost it and bring the number back to you. You decide. You can walk away. We disclose what we know at offer time so this almost never happens.
Common questions
Does Offerpad's purchase price match fair market value?
Not usually. Analysis of Offerpad's own purchase and resale data found a median gap of about 10% between what it paid sellers and what it resold houses for, on top of its 5% service fee.
What is Offerpad's service fee?
5% of the home's sale price, charged in addition to standard closing costs and any repair deductions.
Is Cash Flow Deals an iBuyer?
No. An iBuyer purchases your house with its own money and resells it. Cash Flow Deals never takes title. It connects your house to a real end buyer whose own lender funds the purchase.
Who actually buys my house if I go with Cash Flow Deals?
A real homebuyer using their own FHA or conventional mortgage. Title transfers once, directly from you to that buyer.
Does Cash Flow Deals ever lower the price after inspection?
The net price locks before repairs are scoped. The only exception is a structural issue that wasn't visible or disclosed before signing, in which case it gets re-costed and brought back to you to decide.