Many borrowers are waiting for rates to ease before buying a home, but in today's market the buyers who act now may find potential benefits. With less competition and sellers more willing to negotiate, you may secure a lower purchase price and meaningful concessions while home prices keep climbing. For first-time buyers and families who need to move, the cost of waiting could be higher than the cost of acting today.
Buying Now vs. Waiting: What Changes
What matters | Buying now | Waiting a year |
|---|---|---|
Competition | Fewer buyers, more room to negotiate | More buyers may return as rates ease |
Purchase price | Potential to negotiate a lower price | Price may continue to rise |
Seller concessions | Sellers may offer closing-cost help or other credits | Sellers may have less reason to negotiate |
Your leverage | Stronger position as a prepared buyer | Weaker as competition returns |
Best for | Buyers ready to move now | Buyers not yet prepared |
The Power of Negotiation
Today's market may give prepared buyers leverage they have not had in years. Because fewer buyers are shopping, sellers are often more willing to work with the offers they receive. That can mean a lower purchase price, seller-paid closing costs, repair credits, and other concessions that reduce the cash you need at the table. Homes also sit longer, giving you time to compare properties instead of feeling rushed. As Mortgage Grader notes, more inventory can mean more negotiating power on price, repairs, and incentives.
Home Prices Keep Rising
While buyers wait for rates to move, home values have continued to climb. According to the National Association of REALTORS, the median existing-home price rose to $417,500 in September 2026, the 39th consecutive month of year-over-year price gains. While waiting for lower interest rates may seem appealing, changes in home prices could affect the potential savings of a lower rate. It's important to consider both when deciding the right time to buy.
The Cost of Waiting, With an Example
Here is how the tradeoff can potentially play out. Imagine a home that would sell for $400,000 today. A buyer who acts now might negotiate a slightly lower price and ask the seller to cover closing costs. A buyer who waits a year could face a higher price as values rise, with less room to negotiate as more buyers return.
Even if rates ease next year, the higher purchase price and renewed competition could potentially reduce the benefit. As Mortgage Grader explains, if rates fall, more buyers could return, bringing greater competition and less negotiating leverage. Waiting for lower interest rates doesn't always mean saving money. Changes in home prices and opportunities for seller concessions can also affect the overall cost of buying a home.
Is Now the Right Time for You?
Choose buying now if you are financially prepared, pre-approved, and ready to move, and you want to take advantage of today's lower competition and seller flexibility.
Consider waiting if you're still building your savings or exploring your financing options. Use this time to prepare so you're ready to move forward when the timing is right for you, rather than basing your decision on where interest rates might go.
If you are considering a purchase, I can help you understand your options and what may be possible for your situation.
Amanda Jones | Loan Officer | NMLS# 611186 | Northpointe Bank
All loans are subject to credit review and approval. This is not a commitment to lend. Other terms and conditions may apply.
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