The Data Is Lying: What Buyers Are Really Paying in 2026 (Less Than You Think)

We’ve all seen the data. Home prices are falling but remain relatively “flat,” year over year. There’s just one problem: the data is lying. We’re in a full-blown buyer’s market now, and what investors are actually paying for homes is much less than most people realize. Behind the scenes, buyers are negotiating thousands—even tens of thousands—of dollars in seller concessions that never show up in home sales data. Closing costs. Interest rate buydowns. Repair credits. Even cash. These concessions are quietly driving the real cost of homes much lower than the numbers suggest. In fact, nearly half of all home sales now include some kind of seller concession, and that’s on top of the price drops we’re seeing in many markets. How much are investors really saving? The amount is often capped based on the deal and the loan. But even these concession limits have workarounds. If you use this two-pronged strategy for negotiating asking price and concessions, you’ll have a clear path to saving 3%, 5%, or maybe even upward of 10% on your next deal. This is the kind of advantage that can make the numbers work, even in the toughest of markets. Click here to listen on Apple Podcasts. Listen to the...