Fewer Bidding Wars: How Today’s Inventory and Days on Market Help Buyers Negotiate

First, a quick definition

Inventory refers to months of supply at the current pace of sales. It answers the question: how many months would it take to sell all active listings if no new homes came on the market. When inventory rises and homes take longer to sell, buyers have more room to negotiate.

What a calmer market gives you

• Seller credits to cover closing costs or fund a temporary or permanent rate buydown

• Price alignment to recent comps instead of escalation clauses

• Inspection repairs or credits for major systems

• Contingencies that protect you, like financing or sale-of-home

• Sane timelines so you can move, not scramble

Why credits often beat a small price cut

A modest price reduction lowers the loan amount a little. A well-structured seller credit can lower your payment a lot by covering closing costs and buydowns, and it preserves cash for reserves or improvements.

Tactics we use for Portland and SW Washington

• Target longer-days-on-market listings and recent price reductions

• Lead with a clean, complete file so the seller trusts your offer

• Ask for the right-sized credit that fits loan limits and program rules

• Use a 2-1 buydown or permanent buydown analysis to show why your offer is a win for both sides

• Keep optional contingencies that matter and remove the fluff

What about timing rates

If rates improve later, you can explore a refinance. The key advantage now is securing the home you want with negotiated savings that reduce your costs on day one. Waiting for a perfect rate often brings back multiple offers and higher prices.

Bottom line: In a market with more months of supply and longer days on market, negotiation is back. Use it to shape a deal that fits your budget and your life.