On April 1, 2026, Opendoor Property Trust I bought 4450 Savage Pointe Drive in Franklin for $2,350,000. It is the largest Opendoor purchase in our Williamson County deed records, and about six times the price of the average home the company sold nationally last quarter. The home is now under contract at $2,235,000, which is $115,000 under what Opendoor paid.
This post walks through the deed record, the listing history, and the estimated economics of the purchase and resale pair if the contract closes at the ask.
1. How does $2,350,000 compare with Opendoor's usual purchase?
The deed is instrument 26010588, recorded April 2, 2026 in Book 9986. The deed body and the Affidavit of Value both state $2,350,000, and the transfer tax of $8,695 divided by Tennessee's 0.0037 rate confirms the same figure. Tax bills go to 1295 W Washington St Suite 115 in Tempe, Arizona, the mailing address on every Opendoor deed in the county. The property is 5 bedrooms, 4 full and 1 half baths, 4,642 square feet on 5.29 acres off Peytonsville Road, so Opendoor paid about $506 per square foot.
The price sits far outside what the company usually buys here. Our deed records show 11 Opendoor purchases recorded in Williamson County in 2026 totaling $10,045,000, with a median of $785,000. The next-largest Opendoor purchase in those records, which run 2023 through July 2026, was $1,135,000. Nationally, Opendoor reported $883 million of revenue on 2,339 homes sold in Q2 2026, an average of about $377,500 per home. This one purchase was roughly six times that average.
2. The ask started at Opendoor's cost and ended $115,000 under it
The listing history for MLS 3175143 shows the sequence:
- April 13: Opendoor lists the home for sale at $2,350,000, the same price it paid on the deed, 12 days after the purchase. At that asking price, the service fee, resale commission, and holding costs were already a loss.
- May 29: one price cut of $115,000 to $2,235,000, after 45 days on market without a contract.
- July 1: under contract at 78 days on market, 91 days after the purchase.
No closing deed for the resale appears in recordings through July 31, the latest date in our deed pull, so the sale had not closed as of that date. The recorded closing deed will confirm the final price.
3. The estimated result at the contract price
Opendoor charges home sellers a service fee, historically 5% of the offer price, deducted from seller proceeds at closing the way a commission would be. The recorded $2,350,000 is the gross offer, so the fee flows back to Opendoor and its effective cost is lower than the deed price. The company stopped disclosing a single flat rate, so the fee line below is an estimate at the historical rate, and any repair credit deducted from the sellers is not public.
| Purchase price recorded on the deed | $2,350,000 |
| Less service fee charged to the sellers, est. 5% | ($117,500) |
| Effective cost, est. | $2,232,500 |
| Contract price | $2,235,000 |
| Spread over effective cost | +$2,500 |
| Recording costs paid at purchase, actual | ($8,718) |
| Buyer-agent commission at resale, est. 2.5% | ($55,875) |
| Financing, taxes, and insurance over roughly 5 months, est. | ($60,000 to $80,000) |
| Repairs and make-ready | not public |
| Estimated result | -$120,000 to -$145,000 |
Measured deed to deed, the resale is $115,000 below the purchase. The estimated $117,500 service fee collected at purchase nearly offsets that gap, so the price alone is close to breakeven. The remaining costs are what produce the loss: the $8,718 recording bill, a buyer-agent commission near $56,000 if paid at customary rates, and roughly five months of financing and holding costs on a $2.35 million asset.
For scale, Opendoor's Q2 2026 contribution profit was $51 million on 2,339 homes sold, about $21,800 per home. A loss in the range above equals the contribution profit of roughly six average Opendoor homes. Investors cannot see this house in the company's reports: Opendoor reports one operating segment with no revenue breakout by state, city, or market.
What this adds up to
- Opendoor paid $2,350,000 for a Franklin home on 5.29 acres, about six times its national average home price and more than double its next-largest Williamson County purchase in our records.
- It listed the home at the same price it paid 12 days later, cut $115,000 after 45 days, and went under contract at $2,235,000 on July 1.
- At the contract price, the estimated service fee makes the price roughly breakeven, and commissions plus holding costs put the estimated result at a $120,000 to $145,000 loss.
- The company's own reporting shows purchases like this only in county deed records, since it reports one operating segment nationally.
Opendoor's Williamson County purchase counts in our deed records run 12 in 2023, 32 in 2024, 17 in 2025, and 11 through July 2026, so this large purchase came while its local purchase count was falling. Two things to watch over the next 60 days: the recorded closing deed for 4450 Savage Pointe, which will show the final sale price, and whether any new Opendoor purchase in the county tops $1.2 million again or the company returns to its usual range.
Sources: Williamson County Register of Deeds, instrument 26010588 (Book 9986, Pages 557-560), and Opendoor grantee deeds 2023-2026 extracted from recorded documents; 405 deeds recorded in 2025 and 37 in 2026 remain unextracted, so purchase counts are minimums. RealTracs MLS 3175143 listing history, status as of August 13, 2026. Opendoor Q2 2026 earnings release. Service fee estimated at the historical 5% rate.