Specialist · Houston, TX · Member since 2026 · 31 posts · 19 votes
The market is sending a pretty clear message right now: price matters again.
A lot of sellers are still testing aspirational prices, hoping the right buyer will come along. The problem is that once a property sits for 3-4 weeks, buyers often stop asking, "How can I make this work?" and start asking, "What's wrong with it?"
For investors, I think it is simple: pay attention to the listings that have missed their first month on the market. That's often where motivation starts to increase and negotiating leverage begins to shift.
At the same time, don't assume every stale listing is a deal. Re-run your numbers, verify today's comps, and make offers based on current market reality, not what the seller hoped to get 60 days ago.
Are you finding your best deals from fresh listings or from properties that have been sitting for 30+ days?
Lender · TX, FL · Member since 2025 · 131 posts · 56 votes
4mo
My strategy focuses on listings that have been sitting on the market for 60+ days. When sellers start getting anxious about the lack of interest, I step in with a solution. This timing gives me the leverage to negotiate better deals, including better prices, closing cost credits, or seller-paid rate buydowns.