Seller Concessions Day 4: The House Has Sat 45 Days — Should You Negotiate?
The better questions is where would the seller's money help me the most?” For one buyer, the priority may be reducing the price. Another buyer may want to preserve savings and reduce cash needed at closing. Another may care most about lowering the monthly mortgage payment. Same house. Same seller. Different strategies. What If the Seller Already Reduced the Price?
The House Has Been Sitting for 45 Days. Should You Negotiate?
A home sitting on the market for several weeks may be worth a closer look—not an automatic pass. You find a house you really like. Great kitchen. Nice backyard. Enough bedrooms. Good location. Then you see: Days on Market: 45. Your first thought may be, “What’s wrong with it?” Maybe something. Maybe nothing. The home could have started out overpriced. It may need a little paint or carpet. Another nearby home may have attracted more attention. Or buyers may simply be taking longer to make decisions.
The key is this: Time on the market is information—and information can create negotiating opportunities. Think About a Lemonade Stand: Imagine someone is selling lemonade for $5 a glass at 10 a.m., Nobody buys. By 4 p.m., all the lemonade is still sitting there. If you offer $4 now, do you think the seller might be more willing to listen? Possibly. A house isn't lemonade, of course, but the lesson is similar: the longer something remains unsold, the more willing a seller may become to discuss the terms. Don't Automatically Make a Low Offer. A home sitting for 45 days does not mean you should immediately offer $50,000 below asking price. Instead, investigate.
Has the price already been reduced? Did the home previously go under contract? Why did that deal fall apart? Are there other offers? How does the price compare with recent sales? Does the property need repairs or updates? Those answers can help your Realtor determine whether there may be room to negotiate. Price Isn't the Only Thing You Can Negotiate. Suppose a home is listed at $650,000, and your Realtor believes there may be roughly $10,000 of negotiating flexibility. You might ask for a lower purchase price. But that's not your only choice. You could potentially ask the seller to contribute toward allowable closing costs or use eligible seller assistance toward an interest-rate buydown. The better question isn't: “How much can we get from the seller?”
It's: “Where would the seller's money help me the most?” For one buyer, the priority may be reducing the price. Another buyer may want to preserve savings and reduce cash needed at closing. Another may care most about lowering the monthly mortgage payment. Same house. Same seller. Different strategies. What If the Seller Already Reduced the Price?
Suppose the home started at $675,000, dropped to $660,000, and is now listed for $650,000. That doesn't guarantee another discount. But it does show that the seller has already responded to the market—and that may make the property worth investigating further. There could be an opportunity involving price, closing costs, a rate buydown, or another acceptable term.
Before You Write the Offer, Run the Numbers. If you're considering a Broomfield home that's been sitting for several weeks, let's compare three possibilities: 1. A lower purchase price 2. Seller assistance toward allowable closing costs 3. An eligible interest-rate buydown> Then you and your Realtor can decide which strategy best fits the property, the seller's situation, and—most importantly—your financial priorities.
A house sitting on the market isn't automatically a bad house.
It may simply be an invitation to ask better questions.
Let's Run the Numbers Before You Make the Offer
Found a home that's been sitting for 30, 45, or even 60+ days?
Call or text me at 774-297-8312.
Send me the purchase price and I'll help you compare how a price reduction, seller-paid closing costs, or an eligible rate buydown could affect your numbers.
Don't just ask, “Can I negotiate?” Ask, “What should I negotiate for?”
Seller concessions, closing-cost assistance and interest-rate buydowns are subject to seller agreement, loan-program limits, underwriting requirements, available pricing, and borrower/property eligibility. Days on market and prior price reductions do not guarantee seller acceptance of a concession or lower offer. Examples are for educational purposes only and are not a commitment to lend.
About the author — I'm Everald L. Johnson, a Colorado mortgage broker with Johnson Home Loans and Financial Services, LLC (NMLS #2443040), powered by Zero Point Mortgage Services. I work with buyers, homeowners and investors across Denver, Aurora, Colorado Springs, Parker, Lone Tree, Castle Rock, Highlands Ranch, Centennial, Littleton and the wider Front Range. Call or text (774) 297-8312 and we'll run your actual numbers together.
Frequently asked questions
- Can I offer less than the asking price?
- You can. A home that has been sitting for several weeks may give you more room to negotiate, especially if the seller is motivated. Just remember: “Let’s offer $100,000 less and see what happens” is usually not a strategy—it’s a comedy sketch.
- Should I only negotiate the price?
- No. Price is just one piece of the puzzle. You may also be able to negotiate seller-paid closing costs, repairs, or help with an eligible mortgage rate buydown. Sometimes the best deal is not the lowest price—it is the deal that saves you the most where it matters.
- Does 45 days on the market mean the seller is desperate?
- Maybe, maybe not. The seller could be relocating, buying another home, or simply ready to move on. Your Realtor can look at price changes, market activity, and the seller’s situation to help determine how much negotiating power you may have.
- What should I do before making an offer?
- Talk with your Realtor and lender first. We can look at the price, financing, seller concessions, and monthly payment before you negotiate. That way, you are not just throwing spaghetti at the wall and hoping something sticks. Buyer Tip: A home sitting on the market for 45 days may be an opportunity hiding in plain sight. Want me to help you figure out what to ask for before you make an offer? Call or text me at 774-297-8312
This article is for informational purposes and is not an offer to lend or a commitment to make a loan. All loans subject to underwriting approval, program guidelines, and appraisal. Equal Housing Opportunity.