In my last post, I talked about why some homes sit on the market and why that doesn’t always mean something’s wrong with them.
This week, I want to take it a step further.
Because for buyers who know how to play it right, those homes?
They’re full of opportunity.
I’m seeing buyers land amazing deals right now.
Not by lowballing.
But by understanding that price is just one part of the equation.
Yes, price is the starting point.
But the deal isn’t always in the price.
It’s in the terms.
And in a market where prices still feel high and rates are holding steady, those terms matter more than ever.
Here’s what I’m seeing savvy buyers actually doing to save money right now.
Here are six types of leverage you have on a home that’s been sitting:
1. Seller credits
When a home’s been sitting, sellers are often more open to giving credits than dropping price.
Why? Because credits are quieter, less emotional, and they can go straight toward:
Repairs
Closing costs
Or even a rate buydown
2. Rate buydowns
A seller-funded buydown means you get a lower mortgage rate, paid for by them.
You offer full price, but your monthly payment drops by a few hundred dollars.
That savings stacks up fast.
And most buyers don’t even realize it’s an option.
3. Negotiating repairs
When a home’s been sitting for a while, sellers tend to be more open to reasonable repair requests, especially after the inspection.
You can often negotiate:
Repairs to be completed before closing
A credit to handle them yourself
Or a mix of both
It's one of the quietest ways buyers save thousands, without needing to change the purchase price.
4. Keeping contingencies
In hot markets, buyers have to waive protections just to compete.
But when a home’s been sitting, you can usually keep your inspection, appraisal, and loan contingencies and still get your offer accepted.
It’s not just safer. It gives you more room to renegotiate if something unexpected comes up.
5. Flexible timelines
When the seller’s goal is just to move on, timing becomes a point of leverage.
You might be able to:
Close faster than other buyers
Push closing out to match your lease
Ask for early access to the home
Or trade flexibility for more credits
6. Asking for the stuff
From appliances to patio furniture, I’ve seen buyers negotiate to keep:
Washers and dryers
Mounted TVs
Outdoor sets
Storage sheds
Smart home features
And yes, even wine fridges
If the seller doesn’t want to move it and the home’s been sitting, you’d be surprised what becomes negotiable.
When leverage works and when it doesn’t
This isn’t a blanket strategy. It’s a targeted one.
None of this applies to a home that just came on the market with three offers in hand.
But when a home’s been sitting, that’s when your leverage kicks in.
That said, these levers aren’t something you just throw at a seller.
You’re often negotiating with someone who’s already made compromises.
Someone who may have overpaid a few years ago, or already lowered the price, and is feeling the weight of that.
It’s not just about what you ask for.
It’s how you ask.
A strong agent knows how to tread lightly.
How to read the situation, build trust with the listing agent, and create a deal that feels like a win, not a loss, on both sides.
Because in this kind of market, the best deals don’t always come from pushing harder.
They come from quiet leverage, thoughtful timing, and the right strategy behind the scenes.
And if you know how to use that, or have someone in your corner who does, the deal you’ve been waiting for might already be sitting there.
Just waiting for someone to ask.
Know someone who’s house hunting?
Forward this to them.
These kinds of levers are too good to keep to yourself.