Home Prices
More Homes Are for Sale. Does That Mean Buyers Have Leverage?
Existing-home inventory rose 4.6% from a year earlier. That may create room to negotiate—but not in every neighborhood.
TL;DR
- • Existing-home inventory reached 1.60 million units in September 2026, up 4.6% from a year earlier.
- • More supply can improve selection and negotiating room, but conditions remain highly local.
- • Use extra leverage to protect the full budget, not merely to raise the offer price.
Buyers have more homes to consider
NAR reported 1.60 million existing homes for sale at the end of September, 4.6% more than a year earlier. That equaled 4.8 months of supply at the current sales pace, compared with 4.5 months one year earlier. The median time on market was 33 days.
More inventory does not automatically create a buyer's market, but it can reduce the pressure to decide immediately. Buyers may have more time to compare properties, review disclosures, and negotiate repairs or credits.
Where additional inventory can create leverage
Homes that have been listed longer, need visible work, or compete with similar nearby listings are more likely to invite negotiation. The useful concession may be a lower price, seller-paid closing costs, a temporary rate buydown, repairs, or a flexible closing date.
The best option depends on the buyer's constraint. A cash-limited buyer may value a closing-cost credit more than a small price reduction, while a payment-focused buyer may prefer a permanent price cut or rate buydown.
Why the national number can mislead
Inventory is segmented. Entry-level homes in a strong school district can still attract multiple offers even while higher-priced or dated properties sit longer. Regional sales also moved differently in September, so national supply should be treated as context rather than a negotiating script.
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Set your price limit before negotiating
Use your income, debts, down payment, taxes, and ownership costs to establish a realistic range first.
Find my home budget →How to use a less competitive market
Keep inspection and financing protections that match your risk tolerance. Compare the estimated cost of needed repairs with any concession, and verify whether a lender will allow a particular credit or buydown structure.
- Track days on market and recent price changes.
- Review sold comparables before choosing an offer price.
- Ask for credits that solve your actual cash or payment constraint.
- Do not waive due diligence only because a home looks competitive.
Bottom line
More homes for sale can give buyers breathing room, but leverage is property-specific. Use any negotiating advantage to lower cash-to-close, monthly cost, or repair risk rather than stretching beyond the original budget.
Sources and methodology
Market figures are sourced from the publications below. Examples are illustrative and are not loan quotes or financial advice.