There is a big difference between finding a home you like and finding a home where you may actually have some negotiating room.

Right now, more buyers are getting that opportunity.

Redfin estimates that about 967,000 buyers were actively in the U.S. housing market in July 2026, compared with roughly 1.46 million sellers. That put the number of sellers about 51% above the number of buyers, with 39 of the 49 major metros Redfin analyzed classified as buyer’s markets.

We’re seeing some of the same ingredients here in Oklahoma City. July inventory was 9.5% higher than a year earlier, the typical listing spent 52 days on the market, and nearly 24% of active listings had experienced a price reduction.

But those numbers don’t mean every Oklahoma City buyer suddenly has the upper hand.

A well-priced home in a desirable Edmond neighborhood can still attract attention quickly. Another house a few streets away may have been sitting for two months with a seller who is becoming increasingly interested in making something happen.

That’s why I wouldn’t negotiate based simply on whether someone calls the overall market a “buyer’s market.”

I’d look for clues in the individual property.

Here are seven of the most useful ones.

1. It Has Been on the Market Longer Than Its Competition

Days on market by itself doesn’t tell you much.

Days on market compared with competing homes does.

Suppose homes similar to the one you’re considering are generally going under contract within three or four weeks, but this particular property has been available for 60 or 75 days.

Something has kept buyers from saying yes.

It may have started too high. The presentation may not have connected with buyers. It could have an unusual floor plan. Or the seller may simply have entered the market expecting conditions that no longer exist.

None of those necessarily make it a bad house.

But time has a way of changing a seller’s perspective.

After working in Oklahoma City real estate through very different markets, I’ve learned that sellers often become more interested in the entire structure of an offer once a listing has been sitting longer than expected.

That may mean price. It may also mean closing costs, repairs, timing, or other terms.

2. The Price Has Already Been Reduced

A price reduction tells you something important:

The seller has already reconsidered the home’s original value in the marketplace.

One reduction isn’t necessarily a sign of serious motivation. The seller may simply be correcting an optimistic starting price.

Several reductions deserve a closer look.

We’ll usually examine:

• How long the property was listed before each reduction
• The size of the reductions
• How its current price compares with recent sales
• Whether competing listings are priced above or below it
• How much activity occurred after the latest change

This is particularly relevant in the current Oklahoma City market, where almost one in four active listings had experienced a price reduction in July.

The important point is not to assume that a price reduction gives you permission to make an unreasonable offer.

It gives you information.

3. A Previous Contract Fell Apart

A house returning to the market after being under contract can create an interesting opportunity.

The seller has already accepted an offer, gone through part of the transaction process, and perhaps planned a move around a closing date.

Now they’re starting over.

Before assuming that’s good news, though, we want to know what happened.

Was it buyer financing?

An appraisal?

An inspection?

A change in the buyer’s circumstances?

Or did something about the property cause the contract to end?

That distinction matters.

If the problem had nothing to do with the house—or it’s something you’re comfortable addressing—the seller may put considerable value on a strong buyer who appears likely to make it all the way to closing.

Sometimes certainty is part of your negotiating leverage.

4. The House Needs Work

A house doesn’t have to be a fixer-upper to lose buyers because of condition.

Maybe the kitchen is dated.

Maybe the flooring needs replacement.

Maybe the HVAC equipment or roof is nearing the end of its expected useful life.

Or perhaps buyers can purchase an updated house nearby without taking on those projects.

The more work a buyer will need to do, the more important it becomes to understand what that work actually costs.

Then the conversation can move beyond simply asking, “How much less should we offer?”

Depending on the circumstances, it may make more sense to negotiate for:

• A lower purchase price
• Specific repairs
• A seller credit where permitted
• Assistance with allowable closing costs

For significant issues, get qualified contractors involved when appropriate. A $5,000 cosmetic update and a major structural problem should not be treated the same way.

5. You Have Several Comparable Homes to Choose From

Negotiating power often comes down to alternatives.

If there’s one house for sale that fits what you need and five buyers want it, the seller has leverage.

If there are six comparable houses and you’re the only buyer making an offer on this one, the conversation changes.

Look beyond the asking prices.

Compare condition, location within the neighborhood, lot, updates, days on market, previous price reductions, taxes, HOA costs and features that would be expensive to add later.

In our work with Oklahoma City and Edmond buyers, this is where looking at the market as a whole becomes valuable.

We’re not just trying to determine whether a particular house is “worth the price.”

We’re asking:

What else could you buy with the same money?

The seller’s competition can sometimes tell us more than the seller’s asking price.

6. The Seller Has Already Moved

A vacant house is not automatically a motivated-seller house.

But it’s worth paying attention to.

An owner who has already relocated may still be paying insurance, utilities, taxes, maintenance and possibly a mortgage on a home they no longer occupy.

If they’ve purchased another property, there may be two sets of housing expenses involved.

That does not mean the seller will accept any price just to be finished.

What it may mean is that certainty and timing have value.

A well-qualified buyer offering a dependable closing date could sometimes be more attractive than a slightly higher offer carrying greater uncertainty.

This is one reason negotiations shouldn’t focus exclusively on price.

7. Other Buyers Aren’t Showing Much Interest

One of the most useful questions we can ask when considering an offer is simple:

What has the response to the house been so far?

We may not know everything about the seller’s situation or other buyers, but there are often clues.

A home may have:

• Relatively few showings
• Been through several open houses
• Gone weeks without an offer
• Had repeated price or listing changes
• Added buyer incentives
• Started advertising seller concessions

The absence of competition changes how I would approach an offer.

It may give you more room to conduct inspections carefully, evaluate major expenses and negotiate terms without feeling as though every decision has to be made in the next 20 minutes.

That’s valuable even if you ultimately pay close to the asking price.

Price Isn’t the Only Thing You Can Negotiate

Buyers naturally think first about getting the price down.

Sometimes that’s exactly what we should pursue.

Other times, another concession may put more money in your pocket.

Depending on the transaction and the requirements of your loan, negotiations can involve things such as:

• Seller-paid closing costs
• Mortgage-rate buydown contributions
• Inspection-related repairs or credits
• Closing and possession dates
• Appliances or certain personal property
• Inspection periods
• Other contract terms and contingencies

A mortgage-rate buydown is a good example.

For the right buyer and loan, using a seller contribution to reduce the mortgage rate could affect the monthly payment more meaningfully than negotiating the same amount off the purchase price.

Your lender should run the actual numbers because financing programs, contribution limits and individual circumstances vary.

The Best Negotiating Strategy Isn’t Necessarily the Most Aggressive One

Buyers sometimes hear “buyer’s market” and conclude that they should offer substantially below every asking price.

That’s not what the data tells us.

In fact, even in today’s slower national market, desirable homes that are priced appropriately can still sell quickly.

Negotiation works best when we understand why this particular seller might be willing to compromise.

Before writing an offer, Heather and I typically want to understand:

1. What comparable homes have actually sold for
2. How long this property has been available
3. Its pricing history
4. Its condition
5. What else a buyer could purchase instead
6. Whether there’s competing buyer interest
7. Which terms might matter most to the seller
8. Which concessions provide the greatest value to the buyer

That gives us a reason for what we’re asking for.

And a reasoned offer is very different from simply throwing out a low number to see what happens.

So, Is 2026 a Good Time to Negotiate on a Home?

For many buyers, it’s certainly a better environment for negotiating than we experienced during the highly competitive markets of a few years ago.

Nationally, sellers significantly outnumber buyers. Redfin Senior Economist Asad Khan says the imbalance is giving the buyers who remain more choices and negotiating power, while motivated sellers have reason to find common ground.

Oklahoma City buyers also have more inventory to consider than they did a year ago.

But I wouldn’t buy a home simply because someone says it’s a buyer’s market.

And I wouldn’t pass on the right house simply because the seller won’t accept a dramatic discount.

The better question is whether the home fits what you need, the payment works for you, and the price and terms make sense compared with your other choices.

Then look for the clues.

Because when a seller is ready to negotiate, the listing will often tell you long before the seller does.

If you’re considering a home in the Oklahoma City or Edmond area and want to understand where the negotiating room may be, Heather and I are always glad to help you look at the numbers and the circumstances behind the listing.