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Michael Judd: [Presentation] Hi, everyone. Welcome to Opendoor’s Q1 2026 Financial Open House Earnings Live Stream. I’m Michael Judd, Opendoor’s Head of Investor Relations. A few quick housekeeping guidance before we get started. Like all things Opendoor, we’re going to do this faster. Details of our results and additional management commentary are available in our earnings release, which can be found at investor.opendoor.com. The following discussion contains forward-looking statements within the meaning of the federal securities laws. All statements other than statements of historical fact are statements that could be deemed forward-looking, including, but not limited to, statements regarding Opendoor’s financial condition, anticipated financial performance, business strategy and plans, market opportunity and expansion and management objectives for future operations.

These statements are neither promises nor guarantees, and undue reliance should not be placed on them. Such forward-looking statements involve risks and uncertainties that may cause actual results to differ materially from those discussed here. Additional information that could cause actual results to differ from forward-looking statements can be found in the Risk Factors section of Opendoor’s most recent annual report on Form 10-K for the year ended December 31, 2025, as updated by our quarterly report on Form 10-Q for the quarter ended March 31, 2026, and other filings with the SEC. Any forward-looking statements made on this webcast, including responses to your questions, are based on management’s reasonable current expectations and assumptions as of today, and Opendoor assumes no obligation to update or revise them, whether as a result of new information, future events or otherwise, except as required by law.

The following discussion contains references to certain non-GAAP financial measures. The company believes these non-GAAP financial measures are useful to investors as supplemental operational measurements to evaluate the company’s financial performance. For a reconciliation of each of these non-GAAP financial measures to the most directly comparable GAAP metric, please see our website at investor.opendoor.com. And with that, let’s get into the open house with Kaz and Christy.

Kasra Nejatian: Good afternoon, everyone. I opened the Q4 financial open house by showing you a clip from the Q3 financial open house. I did this because I think among the most important things you can do to build trust is to just do what you said you would do. Don’t promise and moon and deliver dust. Just do what you said you would do. Our last open house might as well have been called the look at the October cohort open house. With that in mind, let’s once again take you back to our last financial open house. That the October cohort is going so well is not a plan, it’s a proof point. The product launches I’m going to talk to you about aren’t promises of things that might work. They’re the explanation for why October happened and why it’s repeatable.

Now look, because we’re committed to transparency, let me get ahead of a couple of things. October was not our largest cohort by volume. But it was about double the size of what we were doing just a few months ago. We’re not getting lucky on a few homes in a friendly market. And given how the past few weeks have gone, I believe we’re on track to significantly increase our acquisition size as we said we would do. What October shows is that the structural changes we made under Opendoor 2.0 are working. And then we’re compounding those learnings into every single cohort going. During that call, I told you that Opendoor 20 cohorts would perform fundamentally differently than Opendoor 1.0. And back then, some folks said, October was a fluke or that we’d fall apart when the markets got harder or the sample set got larger.

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And one of my favorite investors said, look, 1 month does not make a trend. That was fair. Fair enough. So here are the facts. We now have a few more months of data, and we should compare the first full 4 months of Opendoor 2.0 against the last couple of years of Opendoor 1.0. Don’t pay attention to me. Look at the chart. These are the cohort arrival curves. They show what happens when a group of homes margins on the y-axis as that group of homes sells on the X-axis. Every one of those purple lines is an old Opendoor cohort. They all do the same thing. They bleed margin as we sell through. Now look at the blue curves. Margin doesn’t drop the way it used to. This is a step function change in how this company operates. 4 consecutive months tell us something October alone could not.

This isn’t an accident. This isn’t small sample luck. Mortgage rates are still far too high and the listings are at all-time highs. But in a housing market that was supposed to break us, our cohorts are delivering. October wasn’t a fluke. It was just the first month we could see it. We’ve now sold through over 80% of the October cohort and our trends have continued. Margins for our core cash products have come down only 90 basis points from where they were at 10% sold to over 80% sold. Last year, that same journey cost us over 260 basis points. So we’ve seen about a 3x improvement. And then November, December, January, they all showed the same pattern 4 months in a row. In fact, Q4 of ’25 and January ’26 cohorts have the best combination, the best combination of margin, margin stability and resale velocity of any cohort in Opendoor history, obviously, excluding the COVID era.

Our cohort curves or the slope of our margins as homes sell-through are basically flat. And we’re doing this at great speed. Every single cohort from October through January is selling faster than any corresponding cohort since COVID. And we’re meaningfully scaling growth. In Q1, we entered into contract in over 5,000 homes. That’s 2x bigger than Q4 and 3x bigger than Q3. In fact, when it comes to contracts, this was our single best quarter since 2022. Cohorts are performing better, resale velocity is improving, and we’re scaling growth. But how can we do this? Well, let’s talk about it for a second. Two quarters ago, I laid out the blueprint and told you exactly what we were going to do. Underneath this all, there was one simple goal, make Opendoor faster.

Last quarter, we graded ourselves and we’re green across the board, and I promise we will do this every single quarter. So let’s do that. Step one, profitability, breakeven by the end of 2026. We’re on track. We’ll be ANI positive on a forward 12-month basis by the end of the year. And as of April 1, Opendoor is adjusted EBITDA profitable on a forward 12-month basis. Step two, unit economics that make the model work, positive contribution margin while increasing velocity. We’re on track. Our contribution margin has increased every single month since we bottomed out in September and October, November, December and January cohorts. They’re all selling faster than any corresponding cohort since COVID. We’re improving margins, speeding up clearance, and we’re doing all of it in a worst market.

Acquisitions are growing. In Q1, we entered into contracts in over 5,000 homes, 2x what we did in Q4, 3x Q3. And our Q1 DTC acquisition contracts are up more than 4x compared to Q3 ’25. This was our single best contract quarter since 2022. Step 4, we’re making really good progress on our capital-light products for sellers and transacting directly with buyers. Opendoor Checkout has now helped us sell homes in a bunch of states and more than 1/3 of our acquisition contracts in Q1 were cash now more later. This time last year, that number was exactly 0. That’s our scoreboard. We’re green across the board. This quarter, the scaffolding came down and what’s underneath is a company that finally knows exactly what it is and how it wins. For a long time, the core assumption of Opendoor was that we had to be better at predicting the future than the rest of the world.

We operated like a front desk. We looked at the macro and made directional bets based on where we thought the prices were going to be in 3, 6, 9 months. And then we pushed billions of dollars on to the table. The issue was never the people and not the model. The problem was a wrong problem to solve. Even if our models had been perfect, they were still pointed in the wrong direction. Everything flowed from a single question, where are home prices going? That one guess drove everything. It set the spread, which set what we bought and determine whether or not we made money. And when we got the answer wrong, we blamed the market every single time. Macro became our excuse for everything. Look, when predicting the future is your North Star, a reflex in the down market is always the thing, widen spreads, slow down, pull back, wait for the market to recover.

Every defensive move said the thing that was actually killing us. We were playing prevent defense when we were down by touch down. So of course, we were losing. We widened the spread to protect ourselves, but in doing so, we changed their funnel. We changed the thing that was making the company work. We got worse homes. Worse homes meant worse margins. Worse margins went back into the model. The system got more conservative and spreads widened even more. We didn’t just have risk that we could not calculate. We actually built a machine that amplify it. Every move made everything worse. That was our fatal flaw. In a business where time is risk, the old model got us to slow way down. And once that reflex exists, every department in the company, product, operations, finance, everyone starts running the same defensive operating system.

The default everywhere was slow down just to protect ourselves. Look, I’m a nerd’s nerd. I think models are really cool, but they’re incredibly worthless when you had the wrong strategy. So what we did wasn’t just improve the pricing model. We changed the question that it was meant to answer. A year ago, the most important input into every decision was our home price appreciation forecast. Today, it’s how fast we can sell the home we’re looking to buy. Market makers do not win by being right about direction. They win by controlling their exposure to being wrong. They win by being right about time. When a prop that gets scared, it pulls right back. That’s how the spiral starts. When a market maker sees risk, it does the exact opposite. It speeds up and prices to clear.

The faster you move, the less any single home can hurt you. And velocity is how we know our pricing is right. A home that fits doesn’t give us any signal. It just increases risk. Opendoor 1.0 was a Kobayashi Maru. It wasn’t a game we should have played. Without fundamentally changing it, we will just totally kill the company. You don’t beat that game by getting better at simulation. You beat it by changing the program. So we’re now running on a velocity OS. The difference is totally structural. We have rebuilt our engine around a totally fast team of high-frequency thinkers. Our signal intelligence officers, hedge fund quants and they’re all maniacally focused on data loops. They have a mandate, ship a change every single week, optimized for both margin and velocity.

And as our models get better and they’re getting better every single week, the whole machine moves faster. The whole company runs faster. We now run on a weekly cadence across the company. Products ship every single week. We don’t need to be perfect in order for this business to work. We just need to be faster with hundreds of acquisitions a week, we see pricing signals, renovation costs and clearance patterns faster than anyone else in this market. Every home keeps to something. And every single day, we shave hold times, our capital turns go up and our returns go up. Speed. Speed pays for everything. In a bad market or a great one, the variable thing that actually matters is time. So when you ask what has made the change? What makes this whole thing work?

It’s one word. Faster. I wear a T-shirt at every financial open house that says one thing, Faster. You can see it. I’m wearing one right now. Most of you think it’s just a personality quote, right? A founder nerd thing, a costume of a wartime CEO. It’s really not. Look, we used to be in a business that lived or died and whether we got the future right. Now we’re in a business that lives or die and whether we move fast. Faster isn’t just our competitive advantage. It’s an absolute moral imperative. Let me just say this again, so you don’t think I’m being subtle about it. Faster is not just our competitive advantage. It’s our whole reason for being here. It’s our moral imperative. Every day, someone is stuck and cannot move is a day in their life that they cannot move on.

They’re on hold. If we’re in the business of helping people move, then days matter. It’s a job offer they haven’t accepted, a planned retirement put on hold and finally not started. The traditional home sale process is more than just inconvenient. It holds these people back. 40 million homeowners in this country want to move in the next 12 months, but only 1 in 5 think they can actually do it, not because moving is too expensive, but because everything about it is just too uncertain. There’s a simple test for any system. Would you design it this way if your family had to live in it? The legacy real estate system fails to test. It’s our job to fix this. Every product decision Opendoor goes through does goes to one single filter. We only care about one thing.

Are we returning time to people. Last week, across all sellers, Opendoor gave back over 100 years of time, over 100 years of time, over 500 families said yes to an Opendoor offer and reach certainty about 90 days sooner than they would have in a traditional process. You do the math. In just 1 week, we got rid of a century of human waiting, time that got returned to families who got to move on. Faster is a moral imperative. It is a good in and of itself, and that is what this company is for. Every product launch ultimately serves one question. How do we move faster for sellers, for buyers, for Opendoor for everyone? So let me run through some product launches. This quarter, we expanded cash down more later coverage. Every week, hundreds of families who would have heard, sorry, we can’t help you are now getting the real offers.

We totally rebuilt the foundations of our buyer apps. We acquired Doma’s Escrow division. Noah, our AI underwriter, prices normal homes in Phoenix now. We rebuilt every message a buyer gets from us, 6 different systems became just one conversation. We rebuilt our offer page, giving customers the type of information they would have gotten from an expert who was at their kitchen table. We also built a portable assessment scheduling. You can now get your home assessment done on your own terms. More than half of our assessments are now seller-led, 6,000 in March alone. We migrated our component library to an AI-native front end. While we were in there, we killed our legacy cake service, a transition that had failed 3 times in 4 years, finished in 6 weeks.

The platform is what makes everything else faster. Talk to any Opendoor engineer, and they’ll tell you this is a really big deal. We built an AI audit tool that automatically reconciles inspection scopes with actual repair decisions, giving our field teams real actionable feedback to improve operating compliance and cost discipline. At title intake, it used to take us up to 5 hours. It now takes 15 minutes. We launched Opendoor Mortgage in Colorado. One of our marketing managers replaced our $0.5 million life cycle legacy e-mail system with one Claude skill. A field manager in our Southeast division runs 5 states on Claude. Afinance team turned 20 hours of SOX deliverables into 1-minute query. None of these people, by the way, were engineers.

We also tripled our Cash Now, More Later product. Our voice bots dropped seller contract time from 30 minutes to 5. We replaced 72 manual exports a month with 1 pipeline. We built a new listing operated consoles in 8 days, we merged 8 different HR systems into one and end process. We built dozens of point solutions. Now that’s not the full list. It’s just what I had time for before they play to walk me off stage music. As you can tell, we’ve changed a lot, but I also want to tell you what we haven’t figured out. Look, I’m a Leafs spin. I know what it feels like to we promise lots of things and get absolutely none of them. I know what it feels like to watch the same group of people over and over again, give you false hope and give you nothing.

I thought about this more than I probably should, but I’ve decided that the promise is not the same thing as a proof. You do not get credit for what should have happened. You only get credit what actually did. I know what it feels like to have momentum in March and tears in May, which is why this t-shirt says faster and not done. Faster is a setting. It’s not a destination. We don’t get to celebrate signals. Every quarter is just another shift for us. We’re not done. We’re not even close. Mortgage is live, and the early data is honestly going a lot better than I thought it would go. We’re getting really good attach rates and our customers love it. But look, it’s early. We don’t fully know how the product is going to work across different market conditions in different home price tiers.

We have a thesis. It’s working really well, but we haven’t proven it at scale. Cash Now, More Later, it’s growing really fast. It’s over 1/3 of our growing pie. And that’s just really remarkable for a product that didn’t exist a year ago. And that was totally reworked just 3 months ago. We’re iterating how it works. We’re fine-tuning it, trying to get the balance right between what the seller gets and what Opendoor keeps. But let me be honest with you. Every product that Opendoor ships has to earn its place in our portfolio. Cash Now, More Later is earning it, but we’re not done changing it. And like we said earlier, the housing market, look, it just remains what it is. We believe the model we have built on faster works across macro cycles.

We’re no longer dependent on the macro. We control our own destiny. October, November, December, January cohorts, they were all bought during the most aggressive expansion in our history in a market that I don’t think anyone would describe as favorable, and this is the best evidence we have. But that’s just what it is. It’s evidence. It’s not proof. Proof will take more time, more reps, more shifts, more aggression, more products shipped faster. And we’ve said this before, and you’ll always hear us saying this. We’re not asking you to take our word for it. We’re asking you to watch and to hold us accountable. Christy is going to walk you through the numbers in a minute. But before she does, I want to close with this. I’ve been asked a lot what Opendoor is.

We changed our LinkedIn profile from real estate to software, but software is too generic. Look, Opendoor is on a mission. Our job is to get people who are stuck moving. We’re a machine that helps America move. When I joined Opendoor, I did it because the home ownership matters. It is the thing. It is the single thing that leads to better families, better neighborhoods. When people buy a home they love, they’re buying a share in this country. We don’t buy homes at Opendoor to hold them. We buy them. We buy them so we can get them into a next family faster, with less friction at a better price. And every family we help move is a family that is clear down roots. It’s a neighborhood, we’re getting better. It’s children that get to grow up in a home that their parents love.

Faster is what this company was built to do. This T-shirt, that’s just a reminder. The Opendoor machine is now running and every day it runs, every single day it runs, friction disappears and people move. We do not need a better market. We just need a better machine. Last week, we gave back over 100 years. That’s 100 years of human pain just gone. That’s not corporate dragon. That’s just families moving and building better lives. Please track it. Please hold us accountable. Christy?

Christy Schwartz: Thank you, Kaz. I’m not wearing a T-shirt, but I promise I’ll match the pace. Three things to know about Q1 before we get into the details. One, we reduced aged inventory from 51% to 10% in 2 quarters. The book is the freshest it’s been in nearly 4 years. Two, margins bottomed out in September and have improved every month for 6 months straight. Q1 closed at 4.4%, up 3.4 points quarter-over-quarter, and we expect the upward trend to continue into next quarter. Three, acquisitions are up 45% from Q4, and Q1 was our strongest quarter for signed contracts since Q2 2022. And the headline behind those 3, starting in Q2 2026, we expect to be adjusted EBITDA profitable on a 12-month go-forward basis. The machine is working.

Let’s get into it. As a reminder, we are executing against 3 management objectives on our path to profitability. The table in our earnings release shows our progress on each. Let me walk through the highlights. First, scale acquisitions. We purchased 2,474 homes in Q1, up 45% from Q4. This is the second consecutive quarter of meaningful growth. And signed acquisition contracts, our leading indicator, tell an even stronger story. March was our highest single month for signed contracts since June 2022, and Q1 was our highest quarter since Q2 2022. An acquisition contract will typically close about a month later. Q1’s 2,474 purchases are mostly from late Q4, early Q1 contracts. Late Q1 contracts will close primarily in Q2. Also, we want to be clear, we don’t close on every home we go into contract on.

Under Opendoor 2.0, we’re deliberate about which contracts we take all the way to purchase. So the funnel narrows between contract and close. So more contracts mean more opportunities to be selective and the trajectory matters. In a short period of time, we’ve gone from our lowest contract volume since COVID to our highest since 2022. This is the tempo required to achieve the goals we set for ourselves, and we’re building the volume and the discipline at the same time. You can continue to track our weekly progress on accountable.opendoor.com. Volume only counts if the quality holds, and our second management objective is the scorecard for whether we’re delivering the right kind of growth. The second, improve unit economics and resale velocity.

This is where the work really shows up, and there are 3 data points I want to highlight. One, resale contribution margin has improved every month since September 2025, closing Q1 at 4.4%, up 3.4 percentage points quarter-over-quarter. Two, our Q4 2025 and January 2026 cash acquisition cohorts have the best combination of margin, margin stability and resale velocity of any corresponding cohort in company history, excluding the COVID era. And three, the percentage of homes on the market for more than 120 days fell to 10%, down from 33% at year-end and 51% at the end of Q3, a 41 percentage point improvement in just 2 quarters. Let me stay at this point for a moment. Two quarters ago, more than half of our homes had been sitting on the market for over 120 days.

At the end of Q1, that number was 10%. That is the lowest it’s been since Q2 2022. To put it in perspective, the broader market was at 23% 2 quarters ago and rose to 33% at the end of Q1. We are now carrying a book that is materially fresher and healthier than the market. Inventory health is both a leading indicator of forward margin and evidence that our approach is working. A faster-moving book means lower holding costs, less market exposure, better resale outcomes and more efficient use of capital, and that’s exactly what’s showing up in our margins. This didn’t happen because the market got friendlier. It happened because of tailored underwriting, disciplined close to listing workflows and resale systems designed to move homes quickly while protecting unit economics.

Third, build operating leverage. Fixed operating expenses were $33 million in Q1, down $2 million quarter-over-quarter and down $6 million year-over-year. Our trailing 12-month operations expense as a percentage of trailing 12-month revenue held steady quarter-over-quarter at 1.3%. We are holding the fixed cost base flat while simultaneously investing in the AI and infrastructure that powers our product, and it’s worth pausing here for a minute. We’re going all in on AI, and we’re doing it responsibly. There’s a lot of noise right now about companies blowing their 2026 budgets on AI before the second quarter. That’s not us. We’re focused on results, not token leaderboards. We have an internal Slack channel called Default to AI, where teams celebrate measurable impact.

Some highlights in addition to what Kaz shared earlier: an AI-powered repair negotiation tool cut our buyer fall-through rate by over double digits; field managers are using AI scoping feedback, helping to reduce pre-list renovation spend by up to 10% to 20% per home in pilot markets; and a ticket triage automation, redeployed 3 full-time employees from classification to resolution. What’s notable is that most of these tools were built by operators, not engineers using the AI infrastructure we’ve invested in. We’re cutting waste and reallocating into capabilities that move the business. Our flat fixed operating expense is the output of that discipline, not the absence of investment. 3 objectives, 3 quarters of consistent progress. The plan is working.

Turning to the balance sheet. We ended the quarter with $999 million in unrestricted cash, our highest cash balance in years. That’s a product of 2 things: the strength of our parent level capital position following the work we did last fall and the health of our inventory book. We held 3,420 homes in inventory at quarter end, representing $1.1 billion in net inventory. Our nonrecourse asset-backed borrowing capacity remains robust at $7.1 billion with $1.5 billion committed. Between liquidity, facility capacity and the quality of what we’re financing under those facilities, we have meaningful flexibility to execute against our plans. Now let me give you the guidepost for Q2. Acquisitions. You can continue to track our acquisition contracts on accountable.opendoor.com.

We’ve updated our contract road map for the remainder of the year. The ranges reflect our current outlook, inclusive of typical seasonality, and we’ll continue to update them each quarter as we learn more. Revenue. Our Q1 increase in home acquisitions will start to flow through to resales, leading to expected revenue growth of approximately 25% quarter-over-quarter. Contribution margin. Our contribution margin bottomed out in September and has been improving every single month since then. We expect the contribution margin for Q2 2026 to fall in the middle of our 5% to 7% goal we shared in the first Opendoor 2.0 financial open house. Adjusted EBITDA. We expect Q2 adjusted EBITDA to be breakeven, plus or minus a few million dollars, and we see Q2 as an inflection point.

We expect to be adjusted EBITDA profitable on a 12-month go-forward basis starting in Q2. In closing, last quarter, I said you can’t build a great business in a spreadsheet. You build it by shipping product, operating with discipline and learning from the market. Q1 is what that looks like when the machine starts to work. Acquisitions, margin, resale velocity, inventory health and cost all moved the right way at the same time. That’s not a lucky coincidence. That’s a system that’s working. Two quarters ago, we laid out our plan. Every quarter since we graded ourselves against it and delivered. We have a lot left to prove. We intend to keep doing exactly that. With that, Michael, I’ll turn it over to you for questions.

Michael Judd: Great. Thanks, Christy. Our first question comes to us via video submission from Mike Alfred.

Mike Alfred: It’s Mike Alfred, Founder and Managing Partner of Alpine Fox LP as well as Board Director in IREN and Bakkt. Great job on the execution side. I really like the way the business is integrating AI into everything you’re doing. My question is about the longer-term implications of AI. Do you believe when you look at the strategic direction of the company that we are well prepared for all the things that AI is likely to change about the way the real estate market operates in the coming years?

Kasra Nejatian: That’s a great question. Look, I think the answer to this is like in a bunch of layers. And I can’t think about the layers, so let me just go through them. Layer 1 is like the earnings call answer. AI is important. We’re leaning right in. We’re spreading across the entire business. If you kind of hear that from every corporate CEO. I mean it’s true, but it tells you like nothing actually useful. Layer 2 is actually important. That’s like the software leverage story. Like the original SaaS era, the insight was that you could take a CRUD database, wrap business logic around and some workflow around it. And then you’d find that people could do a lot more, right? Software would get cheaper, people could do a lot more because you could encode the rules and the processes and decision-making into software.

And the leverage was just insane. AI extends that by quite a bit because you’re now encoding judgment on top of rules and the leverage becomes really high. Like that’s real and it’s important. And we’re capturing a lot of this. But that’s just the story of software broadly. It doesn’t say anything specific about Opendoor. We just happen to be honestly just really good at this. Layer 3 is actually fundamentally more interesting. It’s like the automation versus the collaboration split. AI as collaboration software is very misunderstood. Let me talk about that for a second. Look, our goal isn’t to use AI to cut 15% of our expenses by doing the same things we’re doing just cheaper, right? Like that’s the automation applied to cost. And the goal isn’t like a black box replaces a human process end-to-end.

That’s just not what we doing. Like what we want to do, given everything AI can do is to rebuild our processes from scratch, from a blank piece of paper so that we can use AI to have a fundamentally different process. Layer 4 is actually our complexity as a structural advantage. This one is important to understand, and this is why we’re not afraid of AI is the way like some software incumbents are. Real estate is atoms and risk and not just bits, it’s also some bits. The underlying transaction involves a level of complexity and condition and local dynamics and human emotion and all of it like makes the system very complex, and that’s actually our advantage, right? AI doesn’t eliminate this complexity. It just makes navigating it a lot easier.

So what we don’t need to do here is just stick to some hypothetical end state. We just need to be meaningfully better than the alternative and the legacy process at every step. Like this is a Red Queen’s Race dynamic, and it works in our favor here. Look, we’ve been running in this very complex environment for years, and we have a craft ton of operational knowledge, and that is deeply, deeply useful. The last — I promise this is the last layer. I like 5-layer cakes. The fifth layer is about what AI does to the other side of the transaction. So there are 2 parts to this, right? What the customer feels and sees and what it does to the category. On the customer side, look, the traditional real estate process is defined by information asymmetry, right?

That’s just not an accident. That’s the foundation of the whole process, but experts who know the market make profit from transaction friction because the parties themselves can’t navigate it. AI totally dissolves this asymmetry, right? What that means is the customers are being like upgraded. We can build AI concierge that feel to the customer like the expert is sitting at the kitchen table, right? That’s an incredibly important thing, and it’s what we’re doing. On the category side, this is the actual metabit, right? Every major Internet transition, every industry has had winners that didn’t just jam the Sears catalog into a browser, they actually helped with the transaction, travel, retail, fintech, that’s been true across of Internet. It just hasn’t happened in real estate and real estate is like honestly, the last major holdout, not because the category is fundamentally immune from this, but because the underlying complexity made it a little too messy to transact at scale.

AI just totally removes this constraint. I think I should actually start the answer by saying yes. But yes, we believe we’re well positioned. It’s honestly on the inside, it feels as though our business was built waiting for this mana to fall from heaven, and it now has.

Michael Judd: Great. We got a few questions submitted via Say Technology that all kind of clustered around profitability. So I wanted to pull out 2. The first comes from Heejun C., who’s asking, you said in the last earnings call that turning profitable by the end of the year was achievable. Now the first quarter has passed and interest rates remain high. Is that still a realistic goal? Also, Arun Jacob V. asks, how confident are you today in the Q2 positive EBITDA and year-end profitability forecast? And what are the key swing factors from here, which might influence it?

Christy Schwartz: So great questions. Thank you. We reconfirmed our goal and expectations earlier on the call, and I’ll say it again here. We expect Opendoor to be breakeven or profitable, adjusted net income profitable, by the end of this year on a 12-month go-forward basis. And Arun, to answer your question, we also shared in the call earlier that we’re going to reach an important milestone on that path to profitability in that starting in Q2 2026, we expect to be adjusted EBITDA profitable on a 12-month go-forward basis. Our management objectives that we report every single quarter are the 3 legs to the stool that help ensure we’re on the right path, and we’re building momentum. Acquisition closes are up. Acquisition contracts, the leading indicator to closes, are also up.

In fact, Q1 2026 had over 5,000 contracts. That’s the highest quarter of contracts since Q2 2022. Retail contribution margin has improved every single month since September, and we guided Q2 to the middle of our 5% to 7% targeted CM range. Long-held inventory went from 51% to 10% in 2 quarters. And we did all of this while holding fixed OpEx down. The last time acquisition contracts exceeded 5,000 in a quarter, our fixed OpEx was double where it is right now, yes, double. And that’s the AI investments and operator empowerment that we talk about every single quarter, that’s what’s happening here in fixed OpEx. We have made meaningful changes to what is required to run Opendoor 2.0, and we are beginning to demonstrate that those changes are durable as the volumes return.

We’re clear on our profitability goals, and we will continue to check back in every quarter with updates.

Kasra Nejatian: Can I add something here? I think Warren Buffett famously said you find out who’s swimming without shorts when the tide goes out. I have 4 kids, and they actually sometimes go swimming and I have to worry about them wearing shorts. So I feel for Warren. But right now, like the tide is out in housing, right? In the real estate market, the tide is out. And most CEOs will tell you that they wished conditions were friendlier. I’m telling you the opposite. When I took this job, I knew the tide was out. That was the entire point. I didn’t take this job because I was hoping macro would turn and would bail us out. Like I wasn’t looking for a company of sunshine patriots. I think Kelly Clarkson famously retweeted Nietzsche and said, what doesn’t kill you actually makes you stronger.

We chose — I chose hard mode. We choose hard mode because that’s what’s going to make us stronger. Look, we do not need permission from the Fed to put on our shorts to go swimming. Everything we’ve accomplished so far, everything has been done in the face of an unforgiving macro. And I think we’ve told you how it looks like when we’re winning. And some of you are watching this. But I think I should tell you what it would look like if we were losing, if we could not do the things Christy said we will do. This is the thing most company CEOs don’t do because they’re afraid they’re going to end up losing and they want to be able to hide it, but I want you to hold us accountable. Here’s how you would know. Cohort curves start looking like they did with the purple lines.

They would start high, would have massive losses as we went through. Contracts would plateau at the low end of our range or below the low end of our range for a whole bunch of weeks and homes greater than 120 days in the market would go back to what we had in Q4. If those 3 things happen, if all those 3 things happen, then we’re not doing what we said we would do, right? It’s all about slope, acquisition, inventory health. That’s the business. Those 3 things. Look, I don’t think any of those 3 things are going to happen. I don’t think all 3 of them are going to happen together because we believe we’ve built a model that works better. Faster is the key. We can’t ignore the macro. We’re not stupid, but it will never be our excuse. Good excuses don’t make great companies, right?

We control our own destiny. We don’t need the market to recover. We don’t need rates to fall. We don’t need perfect conditions. We just need to keep moving more families faster and faster through a machine that’s already working. So as I’ve said before, look, we’re not asking you to take our word for it. We’re just asking you to watch those 3 things that Christy talked about.

Michael Judd: Great. The next question, Andrew L. asks, as you accelerate acquisition velocity, how are you ensuring that underwriting quality remains high and that you won’t need to raise equity to fund this expansion?

Christy Schwartz: Thank you for the question, Andrew. It’s important to know that we’re not accelerating acquisitions by driving like blunt spread compression. It is driven by a combination of tailored underwriting that allows us to give really compelling offers to high-quality homes, product expansion through our Cash Now, More Later product, geographic expansion and just conversion improvements realized from such things as making improvements to the offer page. While we’ve removed the requirement for an in-person visit from pre-contract to post contract, we still perform an in-person inspection before we purchase the home. This sequencing change helped remove friction from the contracting process, and it saved the cost of an in-person inspection for higher intent sellers.

without compromising our understanding of the home we’re about to acquire. But what I just described isn’t proof that our underwriting quality remains intact and high. The proof is in the cohorts themselves. Our October, November, December and now January cohorts are each coming in with higher contribution margin, improved margin stability, increased resale velocity compared to their prior year cohorts. On the capital question, our cash position actually grew as we acquired more inventory, which reflects the underlying health of our inventory book. Younger homes with shorter days on market are structurally easier to finance, and we have sufficient warehouse capacity to more than keep up with our acquisition pace and plans. We also have warrant structures that provide additional capital optionality.

To the extent any future capital decision is made, we expect to be opportunistic rather than necessary, and we will continue to evaluate the capital stack with an eye toward minimizing dilution.

Kasra Nejatian: I say a couple of things here. Like first, there’s a persistent myth that to move fast, you have to be sloppy. I just fundamentally reject this. Look, there was a rumor when I joined Opendoor that Opendoor was the best buyer of homes with foundation issues. Like whether or not that was true, it’s definitely not true anymore. Today, we use AI to remove this toil we had accrued. We no longer have 11 people touching every single home so that one person that does touch it can actually do their job well, right? That’s actually all I want to say about underwriting because I don’t want to give away all of our secrets. But on the equity piece, let me add to what Christy said. I said it in my very first earnings calls, but I want to repeat it.

I despite dilution. If we issue a share, it has only one job to make every other share worth more for our existing shareholders. We will never issue shares to extend the runway. That’s not what we’re going to do. The goal is for Opendoor to never be in a position where it has to raise money to survive. In the history of this company, it has raised way too much money. We’re going to stop doing that. The discipline we need going forward is that we’re going to fund this business from the cash flow we generate. I’m not interested in like building a company that needs a life graph every time. I’m interested in building a ship that actually floats, right? What Christy talked about isn’t the best case scenario. It’s the only way we were going to run this company.

Michael Judd: Great. Our next question comes from Heejun C., who asks, I’m interested in your 4.99% mortgage promotion currently exclusive to Colorado. Are there plans to expand this offer to other regions or states soon? If so, please provide an estimated time line or a list of upcoming locations.

Kasra Nejatian: Well, look, first of all, it wasn’t a promotion. I want to be clear about that. That was the actual rate. We don’t run rate connect here. We charge what the math allows us to charge, right? Look, mortgage is early right now. We’re live in Colorado and loans are doing well without any optimization, right? Attach rates are above even my most optimistic expectations. And I’m not going to give you a launch calendar for every market, but we’re in flight on licensing in about just over 20 states right now, and we expect to kind of roughly double that by the end of Q3, and we’re rolling this out as fast as we can. But we’ve gotten some early feedback that I think is helpful. One of the customers told us that our rates blew the other lenders out of the water.

And I want to talk about our math and why our rates below other lenders out of water, right? The math is simple. Big bank lenders take about 340 basis points in revenue per loan. Most of that is just a toil tax on the borrower, right? It pays for branch offices, loan officers, manual underwriting, paper shuffling, terrible ads and like expensive lunches. We’ve built an AI-native mortgage platform from day 1. No legacy system, no commission-driven sales force, right, as few humans as possible to get the job done. So we’re not just discounting our way to a lower rate. We’re actually building our way towards this. That structural advantage means that the regular mortgage on our homes will always be the lowest rate the customers can get, right?

Today, our rates are running about 100 basis points below the market average. And that translates to about 10% to 15% lower mortgage rates per month. And that’s the gap, right? Our job is to just chip away at this to make sure that we actually make housing affordable in this country.

Michael Judd: Great. James M. on Say asks, tokenization of real estate?

Kasra Nejatian: What’s the question? That’s the whole thing?

Michael Judd: That’s the question.

Kasra Nejatian: Okay. Well, I think this is a question that gets asked frequently, and I have a rule of not announcing product launches before they’re ready. I think the worst thing tech companies do is they make software for PowerPoint presentations, and that’s just stocks, that’s what makes people hate software companies. Opendoor exists to tilt the world in favor of homeowners, right? Simpler, faster, fairer, and you do that by reducing the friction tax. Like the embedded friction tax in the system today on a given transaction is a double-digit percentage of the home’s value. And tokenization is an incredibly important way of reducing this. Here’s like how I think about it. And it’s important to be mindful of this. The patterns that we treat today as the natural order of things are usually just the last hack that someone installed on our machines, right?

This is when Judd starts rolling his eyes. But it matters, so I’m going to talk about my favorite topic, history of money. Look, we went from barter to coinage to build an exchange to checks to ACH to SWIFT, right? And it really does feel like we’re living in the future. But the entire system of money that we rely on runs on banks running COBOL software. This is a programming language from 1959. So the infrastructure powering our banking system that moves trillions of dollars is older than the moon landing. And we feel like we’re in a stable place, but the people who were bartering also felt like they were in a stable place, right? These are not permanent solutions. None of them are permanent because of the following. They all require intermediaries between people to get anything done, right?

That cannot be the end state. Onchain settlement is the first time in the history of money where you don’t need permission from other people to move value between 2 parties. This isn’t an incremental improvement. It’s like an inevitable category end, right? And within our lifetime, we’re going to see what it does and everything we do today will seem antiquated. And title is the same story. It’s just about 100 years behind, right? Like animals mark their territory physically and humans mostly have done the same thing for most of history, right? The real innovation here was in Medieval England. We formalized this with a clot of dirt and some witnesses, and now we have some paperwork. All that has happened between then and now is that some of these are searchable on the Internet.

That’s the entire innovation that these paper records that live in courthouses are now searchable. Look, the fact that there is a lobbying group, defending the current way of doing things is the most reliable evidence that we’ll do for the next thing. It’s like the petition of the candle makers against the sun. When I look at the housing transaction, I find it really hard to imagine that title to the most expensive asset in our lifetime does not live on chain. It’s hard to imagine that we have 3 transactions doing the same thing, Title, insurance, mortgage, and they all have data trapped in silos. These will all move on chain. Now look, I’m not announcing any of this today, but we are doing work that’s on the green path to end. Our acquisition of Doma’s escrow business is one example, right?

We’re taking the closing infrastructure of America, building checkout for real estate. And this is not tokenization, but it’s clearly the step in the right direction. And in that world, title and mortgage and insurance, all of it can move on chain, and this all gets better.

Operator: Thanks, Kaz. I can’t wait for the TED Talk. Our next question comes to us from Dae Lee from JPMorgan. Kaz, you’ve now been leading Opendoor for over half a year and have had time to implement meaningful changes across the product and operations. As you reflect on the moves you’ve made, which specific change do you believe is having the most measurable impact on seller conversion rates and acquisition volumes today? And what does the data tell you about that’s compounding across your markets? Looking ahead, where do you see the biggest opportunity to structurally drive more homes purchased per market without proportionately scaling OpEx?

Kasra Nejatian: Dae, I want you to know that I noticed that was 2 questions. Let me answer them one at a time. On what’s actually moving the numbers? Look, I don’t think any single thing we shipped is moving anything by itself, but the real structure change in our system is, right? Like think about the classic sell me this pen story. The old Opendoor was the guy who would say, this pen is amazing. It’s so smooth. It’s lovely. The guy who would aggressively show up and give you one choice. Like that was the old cash offer world. We’d show at your door, give you one choice, say, yes or no. That’s not how people transact, right? The new Opendoor starts by asking the customer what they want. What do they actually need? What are they worried about?

How much cash they want upfront? What do they want later, what time line they want? Cash Now, More Later isn’t a single offer. It actually allows the customer to change Opendoor’s business logic so that it works for them, right? The new offer page also does the same thing. It is the digital equivalent of sitting down with someone and explain to them the realities of their neighborhood, their home instead of just flashing a headline number, right? We want the customer to have the full picture and make the right choice that is best for them, and we want to be helpful in that process. And most people think that in order to do that, you need a human at a kitchen table. I think that’s just wrong. Most people just want the information themselves so they can decide for themselves what’s best for themselves.

That’s the shift. That’s driving the conversion improvement. We also used to believe we would need boots on the ground everywhere we had homes. I actually insisted on launching every state in the Lower 48 because I want to test this hypothesis. It turned out that if you have a good underwriting model, a good product and a good partner network, you can buy homes anywhere, like we closed a home in South Dakota this week, and we have 0 employees in South Dakota. So that actually helps a lot. And to your second question on OpEx, I mean, I think we’ve already answered a lot of this. But the same machine does both of these things, right? More offer types mean more sellers, more sellers per market means we can have more transactions without adding headcount city by city.

But the big price, obviously, is the tens of millions of people who want to move who can’t, right? Between supply and demand, there is friction, right? If you reduce friction, you move both supply and demand lines. I actually saw this every day at Shopify. We made entrepreneurship easier. Therefore, we created more entrepreneurs. The same dynamic is true in housing, right? As we make things easier in buying a house, selling a house, mortgage, title and eventually insurance, all of this will increase the demand and increase the supply. And none of this requires like significant incremental headcount. Now, look, now this works if the underlying engine isn’t good, but I think we’ve shown you that we’re no longer peanut buttering spread across cohorts.

And we’ve shown you we have now 4 cohorts of data and Q1 was our largest contract quarter in years. The last time we had this many homes in contract, our fixed OpEx was twice as high. So I think that answers your second question.

Michael Judd: Great. Andrew from Citizens is curious to help us understand a little bit more about seasonality kind of through the balance of the year.

Christy Schwartz: I’m happy to provide some color on seasonality, and I’m sure Kaz will be happy to add something as well. Each quarter, we provide a series of macro charts, and those charts show a consistent pattern in every macro, strong macro, neutral macro, challenged macro, one thing remains the same, and it’s the seasonal pattern. They present themselves year after year. Macro changes the level of the curve and seasonality is the shape of the curve. The selling season kicks off shortly after the Super Bowl, peaks in early summer, then tapers through fall and bottoms out in December. This affects our resale velocity, which is considered in our spreads and therefore, impacts our acquisition cadence. Days on market lengthens in the back half, margins compress in Q4.

Our acquisition cadence runs inversely to market resale activity. We acquire less in late spring when we’ll be selling into weaker demand, and we build inventory throughout the fall in anticipation of the spring selling season. You’ll now see seasonality more reflected in our estimates on accountable.opendoor.com. We’ve updated our projected acquisition range with the shape easing through spring and summer and building through the fall.

Kasra Nejatian: I will add something. Look, seasonality is just like gravity. It’s like a rule of nature. You don’t blame gravity and if you try to fight it, you tend to lose. We know how to fly planes. We don’t do it by fighting gravity. We just build math to fly them, right? And while we can’t flatten the curve entirely, we can collapse the impact over time, and that’s what we’re working on. Opendoor is like a retail like Walmart, like Home Depot, like Amazon, like Shopify, these retailers have known seasonality, but obviously, Q4 is a better quarter for them because of Christmas. And Q1 numbers are always lower than Q4. But no one would argue that Walmart’s strategy has failed because January sales were lower than December sales.

That would just be insane. The shape is just like the shape. The same general seasonal shape that shows up in housing in 2021 when the market was on fire, in 2022 when the rates spiked and in 2025, when delistings like hit record highs, that’s the shape, the different macro environments, but the same calendar like since Pope Gregory invented it, I guess. Opendoor knows more about the shape of the curve than almost anyone else in the world, and we shape our underwriting engine around it, right? We underwrite homes based on when we plan to sell them. That’s what our underwriting engine does. And I think it is working better and better every day. Look, I want to end this answer with what I said earlier. We committed to being ANI profitable on a go-forward 12-month basis at the end of this year.

Hard macro or not, we will do that. Our floor model assumes this hard macro will continue. If there’s an interest rate cut or the macro improves, our floor will be higher. So I think we’re running out of time. So let me just close with this okay. Look, we’re not asking you to believe in vibe here. We’re asking you to watch the scoreboard, the cohort slope, acquisition contracts, inventory health. That’s it. Those are the tells, right? If we keep moving the way we moved this quarter, then the machine is doing exactly what we said it would do. The market didn’t bail us out here. Rates didn’t save us. The team just did the work. They rebuilt the company’s operating system. They shipped products. They cleaned up the book. They grew contracts, and they did it way more efficiently than anyone thought we could do it.

That doesn’t just give me optimism. It gives me confidence. we will have a lot left to prove, and we always will. When we reach profitability, the next part is how much? It just won’t stop, right? We’re going to keep shipping. We’re going to keep showing you the data, and we’re going to keep moving faster because families matter. Okay. That’s it. Thank you. Thank you, and see you all next quarter.

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