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Get filing alertsOpendoor reports Q2 revenue up 23% QoQ to $883M, targets ANI profitability by year-end
Filed August 4, 2026 · Period ending August 4, 2026 · ~1 min read
Key Changes
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Q2 2026 revenue $883M (up 23% QoQ, down 44% YoY); contribution margin improved to 5.8% from 4.4% YoY; Adjusted EBITDA loss narrowed to $4M from $23M profit YoY; net loss $162M.
Exhibit 99.1 view on EDGAR → -
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Management targets Adjusted Net Income profitability on a twelve-month go-forward basis by year-end 2026, achievable at current volumes without requiring market recovery.
Exhibit 99.1 view on EDGAR → -
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Homes purchased surged 77% QoQ to 4,378 units; inventory grew to $1.8B (up 62% from Q1); marketing efficiency improved dramatically—6,908 acquisition contracts on $5M spend vs. $81M for similar volume in Q2 2022.
Exhibit 99.1 view on EDGAR → -
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Mortgage product gaining traction: over half of scheduled resale closes in Colorado (first launch market) expected to use Opendoor Home Loans; nearly 1 in 5 in Texas after six weeks.
Exhibit 99.1 view on EDGAR → -
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Exhibit 99.2 view on EDGAR →
Summary
Opendoor reported Q2 2026 results showing sequential momentum despite continued year-over-year revenue declines. Revenue of $883 million rose 23% quarter-over-quarter while contribution margin expanded 140 basis points year-over-year to 5.8%, reflecting improved unit economics.
The company purchased 4,378 homes (up 77% sequentially) and achieved remarkable marketing efficiency—generating 6,908 acquisition contracts on just $5 million of spend compared to $81 million for similar volume in Q2 2022.
Management reiterated its target to reach Adjusted Net Income profitability on a twelve-month go-forward basis by year-end 2026, stating this is achievable at current volumes without requiring housing market recovery. The company is investing aggressively in inventory growth, ending the quarter with $1.8 billion in real estate (up 62% from Q1), funded by $781 million in asset-backed debt draws during the first half. Early mortgage product adoption shows promise, with over half of Colorado resale closes expected to use Opendoor Home Loans. Stock-based compensation remains elevated at $119 million in Q2 (including $100 million for market-condition RSUs), with Q3 expected around $110 million. The path to profitability hinges on maintaining contribution margins near 5-6% while scaling volume and controlling fixed costs.
Section-by-Section Diff
Event · Item 7.01 — Regulation FD Disclosure
Opendoor posted Q2 2026 earnings supplement and macroeconomic charts to its investor relations website.
Added in current filing · verify on EDGAR →
On August 4, 2026, the Company posted an earnings supplement (the “Supplement”) and supplemental macroeconomic charts (the “Supplemental Macro Charts”) in the “Investor Relations” portion of its website at investor.opendoor.com.
Opendoor disclosed that it posted its Q2 2026 earnings supplement and supplemental macroeconomic charts to its investor relations website. The filing does not contain the actual financial results; those are in the attached exhibits (99.2 and 99.3), which are not included in the provided 8-K body text.
Event · Exhibit 99.1
Opendoor reports Q2 2026 results: revenue up 23% QoQ to $883M, contribution margin 5.8%, homes purchased up 77% QoQ, targeting ANI profitability by year-end.
Added in current filing · view on EDGAR →
Revenue $ 883 $ 1,567 $ (684) | Gross profit $ 86 $ 128 $ (42) | Gross Margin 9.7 % 8.2 % | Net loss $ (162) $ (29) $ (133) | Homes sold 2,339 4,299 (1,960) | Homes purchased 4,378 1,757 2,621 Homes in inventory (at period end) 5,459 4,538 921 Inventory (at period end) $ 1,845 $ 1,530 $ 315 ... Contribution Profit $ 51 $ 69 $ (18) Contribution Margin 5.8 % 4.4 % | Adjusted EBITDA $ (4) $ 23 $ (27) | Adjusted EBITDA Margin (0.5) % 1.5 % | Adjusted Net Loss $ (30) $ (9) $ (21)
Opendoor reported Q2 2026 revenue of $883 million (down 44% year-over-year but up 23% quarter-over-quarter), gross margin of 9.7% (up 150 basis points YoY), and contribution margin of 5.8% (up 140 basis points YoY). The company purchased 4,378 homes (up 149% YoY) and sold 2,339 homes. Net loss was $162 million, Adjusted EBITDA was negative $4 million, and Adjusted Net Loss was $30 million. Inventory increased to $1.845 billion from $1.530 billion a year earlier.
Added in current filing · view on EDGAR → · paraphrased
We are driving to Adjusted Net Income positive by the end of 2026, measured on a twelve-month go-forward basis. ... Revenue: We expect revenue to increase at least 20% year-over-year. ... Contribution Profit: We expect Contribution Profit dollars to more than double year over year. We expect Contribution Margin to be around 4% to 4.5%. ... Adjusted EBITDA: We continue to expect to be Adjusted EBITDA profitable on a twelve-month go-forward basis as of Q2 2026. ... Stock-Based Compensation: We expect Q3 SBC of approximately $110 million.
Management stated the company is on track to reach Adjusted Net Income profitability on a twelve-month go-forward basis by year-end 2026, achievable at current volumes and unit economics without requiring market recovery. For Q3 2026, Opendoor expects revenue growth of at least 20% year-over-year, Contribution Profit dollars to more than double YoY with margin around 4% to 4.5%, and stock-based compensation of approximately $110 million.
Added in current filing · view on EDGAR →
% of homes on the market over 120 Days declined from 10% to 9% quarter-over-quarter, compared to 27% for the overall market.
Opendoor improved its inventory health, with the percentage of homes on the market for over 120 days declining from 10% in Q1 2026 to 9% in Q2 2026, significantly better than the 27% rate for the overall market. This indicates faster inventory turns and reduced holding-period risk.
Event · Exhibit 99.2
Added in current filing · view on EDGAR →
Total Revenue $ 883 ... Gross profit $ 86 ... Net loss $ (162) ... Inventory (at period end) $ 1,845 ... Adjusted EBITDA $ (4) ... Adjusted Net Loss $ (30)
Opendoor disclosed Q2 2026 revenue of $883 million, gross profit of $86 million (9.7% margin), and a net loss of $162 million. Adjusted EBITDA improved to a loss of only $4 million (negative 0.5% margin), while Adjusted Net Loss was $30 million. Real estate inventory at quarter-end stood at $1,845 million, up 62% from $1,139 million at the end of Q1 2026.
Added in current filing · view on EDGAR → · paraphrased
Homes in Inventory (at beginning of period) 3,420 ... Homes Purchased 4,378 ... Homes Sold (2,339) ... Homes in Inventory (at period end) 5,459 ... Contribution Profit $ 51 ... Contribution Margin 5.8 % ... Contribution Profit per Home Sold (in thousands) $ 22
Opendoor purchased 4,378 homes in Q2 2026 and sold 2,339, ending the quarter with 5,459 homes in inventory (up from 3,420 at the start). Contribution Profit was $51 million (5.8% margin), or $22,000 per home sold, reflecting improved unit-level economics compared to prior quarters.
Added in current filing · view on EDGAR →
In connection with the appointment of the Company's new Chief Executive Officer in September 2025, the Company granted two make-whole awards related to compensation forfeited from his former employer. The awards consist of (i) a $15 million cash award and (ii) a restricted stock unit award with a grant date value of $15 million. Both awards vest nine months after his start date, contingent upon his continued service as Chief Executive Officer through the vesting date, and are expensed over the requisite service period.
Opendoor is expensing $30 million in make-whole awards for its new CEO appointed in September 2025, consisting of $15 million in cash and $15 million in RSUs, both vesting nine months after his start date. Q2 2026 included $4 million of cash make-whole expense.
Added in current filing · view on EDGAR →
Net cash (used in) provided by operating activities (964) ... Proceeds from non-recourse asset-backed debt 781 ... Principal payments on non-recourse asset-backed debt (143) ... NET (DECREASE) INCREASE IN CASH, CASH EQUIVALENTS, AND RESTRICTED CASH (339) ... CASH, CASH EQUIVALENTS, AND RESTRICTED CASH – End of period $ 962
For the six months ended June 30, 2026, Opendoor used $964 million in operating cash flow, primarily to fund inventory growth. The company drew $781 million on asset-backed debt facilities and repaid $143 million. Cash, cash equivalents, and restricted cash declined $339 million to $962 million.
Event · Exhibit 99.3
Opendoor filed supplemental macro charts showing housing market metrics for Q2 2026 across its operating markets.
Show 1 minor / wording change
Added in current filing · view on EDGAR →
Supplemental Macro Charts 2Q26
Opendoor disclosed supplemental charts tracking housing market conditions in its operating markets for the second quarter of 2026. The exhibit includes metrics such as MLS clearance rates, active listings, contracts, new listings, home price appreciation, and delisting ratios. These charts provide context for understanding the market environment in which Opendoor operates its iBuying business model.
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Figures/quotes linked to EDGAR · Narrative written by AI · Aug 5, 2026 · How we verify