If you've gotten an initial offer from Opendoor, and it's less than you were hoping for, you may have a few levers to pull to get them to negotiate. However, Opendoor rarely raises its initial offer just because you ask. Typically, you need to bring evidence that the math is off.
We spoke with past Opendoor sellers and real estate agents who've negotiated with the company, and the ones who actually moved the needle typically did it with one of two things:
- Hard proof that Opendoor's valuation or repair estimates were off
- A competing offer from another iBuyer
If you're considering an offer from Opendoor, but want to avoid leaving money on the table, a cash offer platform like Clever Offers can save you time gathering competing bids. With Clever, you can quickly compare offers from reputable iBuyers, local investors, and more. Recent sellers who compared offers with Clever saw an average price gain of +$66,735. Submit a quick form to find your best offers — no added fees or pressure to move forward.
Does Opendoor negotiate with sellers?
Not on price, in most cases. Opendoor's offers are generated by an algorithm, not a person sitting across the table from you, and the company is upfront that its initial number is largely take-it-or-leave-it. Where the number does move is usually after the home assessment — and it tends to move down, not up, once Opendoor accounts for repairs.
"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," homeowner Jesse Zappia told us via Zoom about selling his home to Opendoor in 2022.
"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]
To understand why Opendoor is so reluctant to negotiate, it helps to see how thin Opendoor's profit margin actually is. We analyzed 410 homes the company bought and resold between 2023 and 2025. Most of the homes we looked at — the middle 50% of the sample — resold for between 4% and 13% more than Opendoor originally paid. That's after fixing them up.
While Opendoor passes those repair costs back to you as a condition adjustment deducted from your offer, the spread between what Opendoor pays and what it resells for is still relatively tight, especially considering that they pay realtor fees and holding costs while the home sits on the market.
We don't know how many sellers try to negotiate, but the data shows that most sellers who request offers from Opendoor walk. Opendoor purchased just 8,241 homes in 2025 — a tiny fraction of the inquiries it fields, given claims that it receives an offer request every two minutes.[5]
How sellers can negotiate with Opendoor
Sellers and brokers who do get Opendoor to move tend to push back with concrete evidence that the price is offer, such as contractor quotes showing more realistic repair costs or a stronger offer from a competitor.
1. Get a competing offer
Competing iBuyers like Offerpad and 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.[6]
"I sent them the Offerpad offer, and I said, 'Hey, Offerpad offered me $3,000 more than you all. Are you guys willing to come up a little bit?'" explained Carpenter. "It was like Walmart price match. They said that since they're competitors, they would match them. It was pretty easy."
His advice to other sellers:
"Get offers from multiple iBuyers. Don't just stick to one, because you may be leaving money on the table. If you get different offers from competing companies, you can use those to get price matching from Opendoor or Offerpad."
Just take note that a bigger headline offer isn't automatically the better deal. Cash buyers and iBuyers can advertise an attractive top-line number and then quietly recover it through repair estimates and fees, so one offer that looks higher can actually net you less overall.
In Carpenter's case, Offerpad was the higher initial offer, but it wanted to deduct $40,000 for repairs, compared to just $7,000 quoted by Opendoor. When you factor in repair estimates and service fees, you may be better off just going with a local company that gives you a final offer upfront.
Where to get an offer that competes with Opendoor's
» MORE: Looking for more cash buyers near you? Check out the best companies that buy houses for cash in all 50 states.
2. Prove that Opendoor's numbers are off
If you believe Opendoor missed something important during its inspection or offer that may affect your home value, you can reach out to your company rep to ask them to reconsider.
Maria Muedas, Owner and Managing Broker at Green Valley Real Properties in the Greensboro–Winston-Salem area, uses the following approach when negotiating with iBuyers like Opendoor on behalf of her seller clients:
"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." [2]
"I have been able to negotiate price, and also negotiate the repairs," Muedas told us. However, she also noted that the strategy doesn't always work. "Sometimes they walk away. But 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.'"
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.”[7]
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 database, run their numbers, and the counteroffer we get back is typically not workable. I've made offers on several Opendoor homes, and we've never been able to come to terms."[3]
That said, buyers and agents we've spoken with have managed to negotiate modest concessions based on two factors: time on market and the inspection.
When buyers have the best opportunity 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 realtor Matt Hyduchak 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."[4]
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." [8]
"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 Realtor Lilly Rockwell on Reddit, in response to a buyer making an offer on an Opendoor home that had been on the market 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.'" [9]
Just be aware that Opendoor may ask 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." [10]
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.[11]
The current protections include 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.[12] 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.
FAQs
Is Opendoor final offer really final?
Yes, Opendoor's final offer to a seller is typically firm — unless you can show that the company missed something material in its evaluation, or you bring a stronger competing offer. Sellers can walk away from the offer at any point before closing without penalty. For buyers, the same cancel-before-closing flexibility now applies under the Opendoor Guarantee.
Does Opendoor lowball you?
That depends on what you compare it to. Across 410 homes Opendoor bought and resold between May 2023 and June 2025, the median purchase price was about 9% below what Opendoor later resold the home for — and that's before service fees or repair deductions. Many sellers find the trade-off worth it given the speed and convenience; others find the gap too wide and net more by listing on the open market.
Methodology
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.
Related articles
