Buyer advantage
What you can ask for right now — and what to stop doing. The current market gives buyers real leverage. Here's how to use it without killing the deal.
What buyers should ask for first in 2026
These are situation-dependent, but all of them are reasonable to explore — and sellers in this market are more open than they were two years ago. The key is asking specifically and not piling them all into one offer.
Seller credits toward closing costs
2-3% of the purchase price is normal to ask for on homes that have been sitting 30+ days. Ask for it as a dollar amount, not a percentage — it's cleaner in the contract and more concrete for the seller.
A repair credit instead of the seller doing the work
When the inspection reveals issues, ask for a credit in lieu of repairs. You pick the contractor, you control the quality, and the deal moves faster without repair coordination going sideways.
A rate buydown contribution
Ask the seller to contribute toward buying down your interest rate (a "temporary or permanent buydown"). At current rates, even a 0.5% reduction in rate saves hundreds per month. Worth exploring if the home already makes sense at list price.
A longer option period
Texas standard is 5-10 days for the option period. In this market, you can often negotiate 10-14 days — enough to get a full inspection, specialist inspections if needed (foundation, roof, HVAC), and review results without rushing.
A flexible close date aligned with the seller's needs
Ask what close date works for the seller before proposing one. If they need 45 days, offer 45. If they want a leaseback, consider it. One of the easiest wins in any deal is timing — and it costs you nothing if you're flexible.
Inspection leverage
Inspections aren't about winning. They're about avoiding surprises — and your leverage comes from being reasonable, specific, and easy to work with. The buyers who get the most out of post-inspection negotiations are the ones who make clean, documented asks.
Get a thorough inspector — not the fastest one
In Austin, ask specifically about: foundation movement (pier and beam vs. slab), HVAC age and condition, roof age and flashing, and any drainage concerns. These are the four categories that generate the most post-closing regret.
Add specialist inspections if the report flags anything
A general inspector flags. A specialist diagnoses. Foundation report, HVAC service quote, roofer estimate — each runs $100-$400 and gives you a real number to negotiate with instead of a guess.
Make your ask specific and documented
Present the contractor estimate or specialist report. "We'd like a $4,200 credit based on the attached HVAC quote" is a completely different ask than "the inspector said the HVAC is old." One is negotiating; the other is hoping.
Pick your battles — don't send a 20-item list
Every line item you add reduces your credibility on the big items. If there are three real issues, ask for three. If there's one major issue and a dozen minor ones, ask about the major one and move on.
When to push — and when to simplify
Most inspection reports have 20-50 line items. Very few of them are actual leverage points. Knowing the difference is the skill.
Push on these →
- Foundation movement — especially active cracks, unlevel floors, or door gaps
- Roof condition — age 15+ years, missing flashing, active leaks or staining
- HVAC systems — age 10+ years, not cooling/heating properly, refrigerant issues
- Plumbing — cast iron pipes, active leaks, slow drains on multiple fixtures
- Electrical — knob-and-tube, aluminum wiring, panel issues, no GFCI in bathrooms/kitchen
- Water intrusion — any evidence of moisture in attic, crawlspace, or walls
Let these go →
- Cosmetic issues — paint, worn flooring, dated fixtures
- Normal wear — minor caulk gaps, weatherstripping, door adjustments
- Landscaping — overgrown, drainage that isn't causing structural damage
- Appliance age — unless under warranty or broken on inspection day
- Minor code items — things that were code-compliant when built
- Anything you can fix for under $500 yourself
BUYERS You have real leverage right now — 62% buyer advantage, homes sitting 50-60 days, sellers who've already adjusted expectations. Use it by being specific, calm, and easy to work with. The buyers who get the best deals in this market aren't the most aggressive ones. They're the most prepared.