Can You Negotiate with Opendoor?

To inform this article, we conducted phone and Zoom interviews with five home sellers who received Opendoor offers between 2022 and 2025, and consulted with five credentialed brokers across four markets — Tennessee, Utah, North Carolina, and South Florida — who've represented buyers or sellers in Opendoor transactions. Quotes throughout reflect the range of experiences we've documented. We've also included Reddit and forum excerpts where the underlying claim was useful but the source couldn't be independently verified, and flagged those instances.

Does Opendoor negotiate with sellers?

The general consensus among home sellers we've spoken to is that Opendoor's offers are firm — apart from the possibility that the company might lower its final offer from the initial estimate, since it's contingent on a home assessment that almost always uncovers repair items.

Homeowner Jesse Zappia saw a sizable drop after Opendoor's assessment of his home in 2022. "Their initial offer was somewhat closer to the $600,000 number. And then when they came back and gave me a final offer, it was, I think, $560,000 or something. So it was a significant jump," he told us via Zoom. "My understanding was that the offer was take it or leave it. I wasn't given any opportunity to negotiate, and I hadn't heard from anybody that they were successful in that route in the past." [1]

The same dynamic is still playing out in more recent transactions. Yolanda M., who sold a three-bedroom home in the suburban Atlanta area in 2025, told us her final Opendoor offer dropped roughly 15 to 20% from the initial estimate — most of it tied to repair deductions. She didn't try to negotiate; she walked. "Everybody at that point would have to decline the offer," she said. "I compared it with what I could get on the whole open market and I think it actually made more sense financially to just list the home instead." [2]

Many sellers walk. Opendoor sold just 8,241 homes in 2025 — a tiny fraction of the inquiries it fields, given claims that it receives an offer request every 60 seconds.[3] But some sellers have had success accepting Opendoor's offer or pushing back with concrete evidence, such as contractor quotes showing more realistic repair costs or a stronger offer from an Opendoor competitor.

Where sellers might find opportunities to negotiate with Opendoor

Most sellers don't try to push back on Opendoor's revised offer. But the sellers and brokers who do get Opendoor to move tend to share one thing: they come with documentation.

1. You can prove their numbers are off

If you believe Opendoor missed something important during its inspection and offer process that may affect your home value, you can reach out to your company rep to ask them to reconsider. 

"We’re meticulous in our offer process, but we want to make sure we take into account all the things that make your home truly special," Opendoor says on its website.[4] "If you think we’ve missed something in your offer, let your Opendoor Experience Partner know."

The reality is that "ask to reconsider" works better when you bring receipts. Maria Muedas, an Owner and Managing Broker at Green Valley Real Properties in the Greensboro–Winston-Salem area, has sold homes to Opendoor and Offerpad on behalf of her seller clients. She walks through her approach:

"Whenever I get an offer, if it's not what I think it should be, I'll pull comps and send it to the buyer and say, 'I know you need to make a profit on this, but I really think that you could buy it for this amount and still do well,'" Muedas told us. "So I negotiate on that level. But then when they come back in with repairs, I'm able to negotiate — they would give you a list of what needs to be done and then you can get estimates that show that it's not going to cost that much." [5]

She confirmed the tactic works: "I have been able to negotiate price, and also negotiate the repairs." She added a realistic caveat: "Sometimes they do walk — sometimes they walk away. And other times the seller is like, 'Well, it's not quite what I wanted, but it gets me out of the home and I can walk away with this amount.'"

The pattern is consistent across the brokers and sellers we've spoken to: comparable sales data, contractor estimates, or a written competing offer move Opendoor's number. General disagreement rarely does.

A second variation worth knowing: letting an offer expire and re-engaging a few months later sometimes produces a different result on its own — particularly if comparable sales in your area have ticked up in the interim.

"Yesterday, when I contacted them to ask if I can change my closing date, they said they would have to cancel my contract because too much time has gone by," said a home seller on Reddit. "They said they would 'refresh' the offer… Shockingly, today they sent me a new preliminary offer that is over $20k higher than it was in January." [6]

2. A competing iBuyer offers you more money

The other scenario wherein Opendoor might reconsider its offer is if you bring it a competing offer from another iBuyer.

Competing iBuyers like Offerpad and buy-before-you-sell platforms like Homeward operate in many of the same areas as Opendoor. If one of Opendoor's competitors offers you more money for your house, you can potentially leverage the offer to get a higher price from Opendoor.

For example, home seller Bradley Carpenter told us via Zoom that he was able to negotiate $3,000 off of Opendoor's repair estimate by showing them a competing offer from Offerpad.[7]

Marketplaces like Clever Offers request offers from iBuyers, cash buyers, and investors on your behalf, with no obligation to accept. There are no tacked-on fees or pressure to move forward — it's a way to see whether Opendoor's offer is the strongest one available, or whether another buyer would net you more.

Tips for negotiating with Opendoor as a seller

Although the odds are slim that Opendoor will raise its final offer, there are a few strategies that can improve your chances:

• 💰 Know your home value. A clear understanding of your home's fair market value helps you gauge the strength of Opendoor's offer — and makes it easier to walk away if it's too far off the mark. Many agents will provide a comparative market analysis (CMA) for free.
• 🤼‍♀️ Get competing offers. Your strongest leverage against a low offer is thoroughly exploring your options. If one of Opendoor's competitors offers more, Opendoor may match or beat it.
• 📊 Bring documented evidence. When sellers do push back on Opendoor's repair estimates or purchase price, the ones who get traction come with contractor estimates, comparable sales data, or a written competing offer. Generic "I think this is too high" rarely moves the number.
• 🥈 Use Opendoor's offer as a backup. Entertaining an Opendoor offer doesn't have to be an either/or scenario. Agents often shop iBuyer offers alongside a seller net sheet estimating an open-market sale, so the seller has a fallback if their timeline changes or another offer falls through.

Does Opendoor negotiate with buyers?

Realtors we've spoken to express that Opendoor is unlikely to budge much on their list price — even if the home has been sitting a while on the market. 

“We see a lot of them that seem to be really overpriced," says Barry Richards, a real estate broker in Tennessee, who has seen a number of Opendoor homes go up for sale in his area. "They don't tend to negotiate…They seem to have a system of just dropping the price until they hit the sweet spot.”[8]

Luke Kochniuk, a realtor with RE/MAX Associates Utah County, has tried to negotiate on Opendoor listings on behalf of his buyer clients and describes the dynamic this way: "As far as them accepting offers, they send it to their main little database, and they run their numbers, and then we get a counter offer back, which is typically not workable. I've made offers on several Opendoor homes and we've never been able to come to terms." [9]

That said, buyers have managed to negotiate modest concessions in two narrow scenarios — both of which require patience and documentation.

Where buyers might find opportunities to negotiate with Opendoor

Most buyers who push back on Opendoor's list price come away empty-handed. The exceptions tend to fall into two camps: buyers who time their offer to a listing that's been sitting long enough for carrying costs to bite, and buyers whose inspections turn up real problems.

"I convinced them to credit a buyer for a brand new roof like 2-3 years ago," said another realtor on Reddit. "They tend to not just accept lowball though — from what I have seen. They have the time and capital to let it sit until someone pays their price. They would rather slowly drop it and wait."

Customer insights from reviews and discussion forums also indicate that Opendoor is unlikely to negotiate with buyers on price.

"We have stayed firm on our price and they left our offer on the table today, said another Reddit user. "We offered 12K below listing price, it's been on the market for over 100 days." 

While many buyers end up frustrated and simply give up trying to negotiate with Opendoor, others have been successful negotiating modest price reductions — particularly in the following scenarios.

1. The home has been sitting on the market

When an Opendoor listing has been sitting for several months and has seen multiple price drops, the company starts getting motivated. Every month Opendoor holds a property, it pays carrying costs (mortgage interest, taxes, insurance, maintenance) against an asset that isn't generating revenue. The longer the listing sits, the more those costs eat into Opendoor's eventual profit on the resale.

Andrew Velez, a realtor with ReMax Advisors in Coral Springs, FL, describes the dynamic from the iBuyer's side: "They're getting killed with the carrying costs of just holding on to all these homes. You acquire a property — you hope you're only holding it for 30, 60, 90 days max. Now you're holding it for 180 days, you're losing your profits. And now you're pushing almost 360 days and you can't get rid of it, and you got to dump it."[10]

Melissa Young, a broker with Call It Closed Realty International in Charlotte, NC, sees the same pattern from her market: "In our market here, the homes that stay on the market the longest seem to be the Opendoor homes." [11]

"In my experience they start by barely budging off the asking price, and then when you make it clear you are serious and will not pay more than X they will acquiesce," said a self-identified realtor (Reddit username Lilly Rockwell) on r/RealEstate, in response to a buyer making an offer on an Opendoor home that had been listed 100+ days. "Over 100 DOM tells me they should say yes to your offer. I would stay firm and tell them, 'Let us know if you change your mind.'" [12]

Past buyers describe a typical negotiation arc — Opendoor budges, but usually asks for something in return: "I just bought a house from them two months ago. From the time they bought the house, there were a couple of price drops (50k in total) within 4 months. Then nothing. It sat for another 2 months until we offered 25k lower than asking at that time," a recent Reddit user shared. "They were willing to drop 5k but [wanted] closing date within 2 weeks (as if they don't want us to do inspections). We countered with 15k and closing at 4 weeks. Ended up settling at 10k below asking at 4 weeks closing." [13]

2. The inspection report turns up significant issues

Some buyers have also had success negotiating repair concessions based on an inspection report — however, the negotiations are typically lengthy and buyers are rarely able to get Opendoor to cover the full cost of repairs.

"Our inspector found $7000 worth of repairs needed, including electrical issues and plumbing issues," a home buyer shared via Google. "At first OpenDoor did not want to negotiate the selling price at all to cover the cost of these repairs. They finally offered $1300 off the price. Both our title company and our agent were surprised they offered anything as they had never known them to compromise at all." 

"House needed major upgrades (whole siding redone, old HVACs, old water heater, leaky septic tank, other “minor” cosmetics). Probably like $60k in contract work to be done," shared another buyer on Reddit. "We asked for 40k concessions. They offered 2k. We countered with 20k. They still said no and 2k was final. We said at least 8k for urgent repairs or we walk. They finally accepted close to the deadline."

Even with repair concessions, many customers who have bought from Opendoor remain disappointed with the condition of the home once they assume ownership. Multiple customer reviews mention discovering major issues after purchasing a home from Opendoor. 

"After refusing to negotiate on price and not disclosing any issues on the house, we paid near the top of the appraised value for a house from the 70's and so far it's ended up having extensive severe termite damage, live termites, leaky pipes, and poorly installed new flooring that isn't level and is breaking apart," said Trustpilot user Traci T. "We're going to go bankrupt on it just to make it livable."

As of October 2025, every Opendoor purchase comes with the Opendoor Guarantee — replacing the older 90-day buyback.[14]

The current protections: a 100-day home warranty on HVAC, plumbing, electrical, water heater, and built-in appliances; early move-in up to 7 days before closing; and the ability to cancel any time before closing with no penalty.[15]id="opendoor-buyer-benefits-launch-2025" sourceName="Opendoor" anchorText="Introducing Opendoor Peace of Mind" url="https://www.opendoor.com/articles/opendoor-buyer-benefits-launch" updated="October 1, 2025"[/citation] Once closing is complete, the sale is final.

Tips for negotiating with Opendoor as a buyer

As a home buyer, the following levers may be helpful in your negotiations with Opendoor:

• 🔎 Get a thorough inspection. Since Opendoor only owns the home for a brief period, they can claim ignorance on issues that a traditional homeowner would legally have to disclose. Many homes also sit vacant on the market, which can lead to deferred maintenance issues. Before buying an Opendoor home, conduct thorough inspections and order a C.L.U.E. report, which will give you the history of insurance claims on a property.
• 👀 Look beyond the offer price. Opendoor may be willing to let a home sit on the market to hold onto its asking price, but other parts of the contract — repair credits, closing-cost concessions, agent fees — may be more flexible.
• ⏱️ Track days on market. Opendoor's negotiation flexibility scales almost linearly with how long a listing has been sitting. Reports we've seen consistently put the inflection point around 100 days on market — before that, Opendoor tends to wait you out; after that, you have real leverage. Most MLS-fed sites show DOM publicly.
• 👩‍💼 Hire a top-notch agent. Find an agent willing to go to bat during negotiations. A good buyer's agent will tell you what cards you're holding and how to play them — including guiding you through repair requests after an inspection.
• 🚶‍♀️Know when to walk. If you're firm with your offer price and have the patience to stick it out through a lengthy negotiation, Opendoor may be willing to meet you halfway. However, don't pay more for a house than you think it's worth or than you can reasonably afford with your budget.

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