The housing market is leaning toward buyers for the first time in years.
Inventory is at its highest level since 2020. Homes are taking longer to sell. More listings are getting price cuts.
Put together, these are the clear signs of a buyer's market.
A buyer's market is when supply of homes is greater than demand. That shifts power from sellers to buyers.
Buyers can take more time to decide. They can also ask for more - a lower price, a closing credit, or a repair after the inspection.
Sellers have to work harder to close a deal. That is the opposite of the 2020 to 2022 market.
US housing inventory is at its highest level since 2020. That is a big shift from the years right after the pandemic.
More inventory means more choice for buyers. It also means each listing faces more competition for attention.
Sellers have to stand out to get offers.
Homes are taking longer to sell across most regions. That is another clear mark of a buyer's market.
A home on the market for 30 or 40 days is now common. In 2021, that same home might have sold in a week.
The shift gives buyers more time to decide and fewer reasons to rush an offer.
Sellers are cutting list prices more often. They are also agreeing to more concessions - credits for closing costs, rate buydowns, and repair credits.
These moves used to be rare. Now they are showing up in many listings.
For buyers, that means a list price is just the start of the talk. There is more room to ask for extras.
The shift to a buyer's market is not even across the country. Some regions are leaning harder in that direction than others.
Sunbelt cities that saw big gains in 2020 and 2021 are now giving some of it back. Austin, Tampa, and Phoenix all have growing inventory and rising days on market.
The Midwest is more balanced. Inventory is up, but not by as much, and days on market are growing more slowly.
Buyers who waited out the 2020 to 2022 run are getting a better map now.
First, take time on each decision. Days on market are growing, so the rush is mostly gone.
Second, ask for more at the offer stage. Credits and buy-downs are on the table in ways they were not a year ago.
Sellers have to adjust. List prices that would have worked in 2022 are now too high.
A home that is priced right and shows well still sells. A home that is priced high can sit for months.
The math on asking-price strategy has changed.
Two things could push the market back toward sellers. A sharp rate drop would pull in more buyers, which would tighten supply fast.
A wave of job growth would do the same. More income means more buyers, which means less inventory.
Neither is on the near horizon. But either could change the picture fast.
A buyer's market does not mean prices are falling fast. They are mostly flat to slightly down.
But power has clearly shifted. Buyers have leverage they have not had in years.
The map has turned.