More choices. More to consider.
September’s local inventory gives prepared buyers reasons to look closely. More choice can create room to compare homes and negotiate on the right property. It does not make every listing a bargain.
Available supply of homes and condos in September 2026.
Available supply of homes and condos in September 2026.
Share of active sellers who cut asking prices in the four weeks ending September 20, 2026.
Supply: NWMLS, October 6, 2026. Price reductions: Redfin, September 30, 2026.
Months of supply compares month-end active listings with that month’s closed sales; it is not a prediction of how long a particular home will take to sell. A price-cut percentage counts sellers who reduced an asking price, not the size of the discount.
Neighborhood, property type, condition and price still matter. Review comparable homes with your real estate agent, then let’s work through the financing together.
Three conversations worth having.
The purchase price
Look at comparable sales, condition and listing history. An older listing or a price reduction can open a conversation; it doesn’t prove the home is underpriced.
Cash needed to close
Compare a price reduction with a seller credit toward eligible closing costs. I’ll help you and your agent size the credit around your loan’s limits and actual costs.
The terms of your offer
Clear financing and a realistic closing date can strengthen an offer. Discuss inspection, appraisal and financing protections with your agent before you commit.
Ask what each option changes: your payment, upfront cash and total cost. Seller agreement and lender approval are still required.
Compare price reductions, seller credits and buydowns →A comfortable payment comes first.
- Look at the full monthly cost. Include taxes, insurance, any mortgage insurance and HOA dues, plus a realistic allowance for maintenance.
- Keep money available after closing. Plan for moving costs, repairs and unexpected expenses alongside your down payment and closing costs.
- Think beyond this season. Consider job stability, how long you expect to stay and the costs of a future sale.
- Make the current loan work. Future refinancing or appreciation may not happen. Your plan should stand on today’s payment and terms.
Waiting can be the right choice if buying would leave you stretched or without a financial cushion. Understanding that now is useful progress.
The calculator is an ungated planning tool. Results are estimates, not a loan offer.
Your goals shape the plan.
Buying your first home?
Start with the payment, cash needed and a clear picture of your documents.
Open the mortgage checklist →Moving up or downsizing?
Review how your current home, sale proceeds and next purchase fit together.
Explore Buy Before You Sell →Prefer to improve the home you have?
Compare staying and renovating with the cost of moving. Home-equity borrowing adds debt secured by your home.
Understand the home-equity option →You don’t have to figure this out alone.
Over 25 years in mortgages, I’ve worked through different markets and helped people make sense of their options. I’ll break down the tradeoffs, compare financing and help you see where there may be an opportunity to save.
Whether we’re meeting for the first time or you’re coming back for another move, you deserve the same care, clear answers and attention to the details.
Get clear before you decide.
Should I wait for mortgage rates to fall?
No one can promise where rates will go. Compare buying and waiting using a payment you can sustain, your cash reserves and your plans. Treat a future refinance as a possibility, not the reason the purchase works.
Can I ask the seller to help with closing costs?
Yes, you can ask. Whether a credit is available and useful depends on the seller, the contract, your loan program and eligible costs. Compare it with other offer options before deciding.
Does a buyer-friendly market mean every home is negotiable?
No. A well-priced home can still attract competition. County and metro statistics give context; the specific property and current comparable sales guide the offer.
Sources, dates and how to use this guide
Market context reviewed October 15, 2026. Figures describe the periods and areas shown above; conditions may change. The practical interpretation is Lance’s guidance, not a market forecast.
Educational guidance, not a recommendation that everyone should buy now. Loan availability, credits and terms depend on your circumstances, property, program requirements and underwriting. Buying or borrowing against a home carries costs and risks; failure to repay a home-secured loan can lead to foreclosure. No approval, savings, appreciation or future refinance is guaranteed.