More Room to Negotiate. What Does That Actually Look Like?
More homes to choose from can change more than your weekend showing schedule. It can give you room to compare, ask questions and negotiate terms that make a purchase work better for you.
September’s NWMLS report showed more inventory and fewer pending sales across King, Snohomish and Pierce counties compared with a year earlier. That creates a different backdrop for conversations between buyers and sellers—but the opportunity still depends on the individual home.
We saw that firsthand in a recent Lake Stevens purchase.
A Lower Price—and Help With Closing Costs
We helped our buyers negotiate a purchase price below asking and seller-paid closing costs. They also qualified for down-payment assistance through their financing, separate from what we negotiated with the seller.
Each piece served a different purpose. The lower price addressed what they paid for the home. The seller-paid closing costs helped with the upfront expenses. The assistance program helped with their down payment.
Together, those pieces made a meaningful difference in how they could approach the purchase.
It’s a useful example of why we look beyond the asking price. The best outcome isn’t necessarily the biggest discount. It’s an agreement that addresses what matters most to the buyer while giving the seller a workable path to closing.
What Would Make the Biggest Difference for You?
Before writing an offer, we talk through the practical questions.
Is the monthly payment the main concern? Is it the cash needed at closing? Does the home need work? Would a different closing date make the move easier?
Those answers help us decide where to focus. Depending on the property and the seller’s circumstances, there may be room to negotiate price, closing-cost assistance, repairs or timing.
When financing is involved, we work with the lender to understand what’s allowed and how different options affect the buyer’s numbers. A price reduction and a closing-cost credit do different things; one isn’t automatically better than the other.
There can also be value in having more time to make the decision. When the schedule allows, that might mean a second showing, a walk through the neighborhood or a closer review of the available records before committing.
More Choice Doesn’t Mean Every Home Is a Deal
A home that has been available for several weeks may be worth another look. But time on market alone doesn’t tell you what it’s worth—or how flexible the seller will be.
We still compare the current price with recent sales, look closely at condition and consider what the buyer may need to spend after closing.
A well-priced home can attract competition even when other listings nearby are sitting. More options give buyers something useful to work with, but they don’t replace a careful look at the property.
For Sellers, Buyers Are Making Comparisons
The other side of this shift is that sellers may need more time and a more deliberate approach. Homes are still selling, but buyers have alternatives—and they’re weighing them.
That’s why presentation and pricing need to work together.
Preparation helps buyers see what a home offers. Addressing obvious maintenance, making rooms easy to understand and presenting the home well can remove distractions. But attractive presentation can’t make up for a price that doesn’t hold up against comparable homes.
We look at the competition before listing, then watch how buyers respond. Are people booking showings? What questions keep coming up? Which similar homes are going under contract?
If activity is slower than expected, we use those signals to decide what needs attention. Sometimes it’s price. Sometimes it’s condition, access or missing information. A longer timeline deserves a closer look, not an automatic assumption that the home won’t sell.
Make the Market Useful to Your Plans
Our Lake Stevens buyers’ experience won’t apply to every purchase. It does show why a changing market can be worth exploring rather than judging only by the headlines.
For buyers, the opportunity may be a home that fits, with terms that make the purchase more manageable. For sellers, it’s understanding what buyers are comparing and making sure the price and presentation reflect that.
If you’re considering a move, we’re happy to look at the homes, numbers and options that are relevant to you.
Kim Chinn + Joel Ramos | JR Group
Market context: NWMLS September 2026 report, published October 6, 2026; residential and condominium data compared with September 2025. The client example reflects one completed transaction. Results vary, and seller credits and assistance programs are subject to lender and program requirements.
