09/29/2026
Most buyers make the mistake of treating every home seller the exact same way.
In this market, there are four distinct types of sellers
1. Builders
2. Investors
3. People navigating major life events
4. People who want to sell but do not have to.
Builders and investors are driven purely by numbers, carry costs, and profit margins.
You negotiate with them through rate buydowns, paid closing costs, and clean timelines, not emotion.
Sellers facing major life changes—like a job relocation, divorce, or an estate—often need to sell quickly.
Many of them are caught between needing to move and losing their low interest rate, meaning flexible terms and empathy win over aggressive price drops.
Then you have the sellers who are just testing the market, sitting comfortably on low rates with zero urgency to move.
Before you ever submit an offer, you have to know who is sitting on the other side of that table.
Your agent should be talking to the listing broker well before touring to uncover the seller's true motivation and timeline.
A critical reminder for buyers: do not go into the home search strictly "looking for a deal."
Sometimes simply securing the right property in the right location is the real deal.
If you are not prepared to pay full price for it, it probably is not your house to begin with.
Go in expecting to pay list price, and then let the magic happen during the negotiation process.
Higher rates have kept many buyers on the sidelines, but for prepared buyers, it creates unmatched negotiating power.
Always trust your instincts throughout the search.
Do a drive-by first; if you find yourself hitting the gas pedal to leave, move on.
Park on the street, step outside, and see how the neighborhood actually feels before you step foot inside.
When you walk through the front door, pay attention to your immediate gut reaction: it is either an absolute yes, a clear no, or a maybe.
Never force it.
When it is the right house and the right strategy, you will know.
