If you’ve been wondering when the scales will finally tip back toward home buyers, you’re not alone. For years, sellers have been calling the shots—bidding wars, waived contingencies, and homes flying off the market faster than a Taylor Swift show sells out.

But what if the shift has already happened… and you just haven’t felt it yet? The truth is, we might already be in one of the strongest buyers’ markets in over a decade.

The Numbers Say Buyers Have the Edge

As of late 2025, the dynamic has quietly shifted. In August 2025, there were more than 500,000 additional homes for sale versus the number of active buyers—an estimated 35% more sellers than buyers. That imbalance is the textbook definition of a buyers’ market: when supply outpaces demand and buyers gain leverage.

This doesn’t mean prices are collapsing; it means buyers have options. Instead of being one of 20 offers, a buyer today might be one of just a few. Instead of sellers dictating all terms, buyers are asking for concessions, price adjustments, and closing cost credits—and often getting them.

Why It Might Not Feel Like a Buyers’ Market

• Prices still feel high. Values haven’t plunged; they’ve mostly cooled. That makes homes feel expensive compared to pre-pandemic memories.
• Mortgage rates are elevated. After years of 3% loans, 6–7% is an adjustment—and monthly payments reflect it.
• Economic uncertainty lingers. Inflation, rate-cut chatter, and recession risk keep some buyers cautious.
• Not everyone qualifies. Tighter lending and higher DTIs sideline some would-be buyers.
• Perception lags reality. Many people expect a dramatic crash, but a buyers’ market often looks like balance: slower pace, more negotiation, better terms.

What Today’s Buyers Can Do Differently

Here’s where savvy buyers can get an edge: recognize that this is what opportunity looks like. You no longer have to compete in frenzy mode or waive every protection to be considered.

• Negotiate with confidence. Ask for repair credits, closing cost help, or a price adjustment—backed by comps and time on market.
• Shop the options. More inventory means you can compare neighborhoods, amenities, and condition without rushing.
• Take time to think. Review disclosures and terms carefully; the “offer in the driveway” days are fading.
• Use inspections strategically. Reasonable requests are back on the table.
• Plan for refinance potential. Lock the right home now; if rates dip later, refinancing can optimize your payment.

Who Stands to Benefit Most Right Now

• The patient watchers. If you stepped back during the frenzy, now’s the moment to re-engage.
• The sharp negotiators. Homes on market 30+ days or with recent price drops often signal motivation.
• The financially secure. Confidence in income and job stability is a quiet superpower in any market.
• The long-term thinkers. Equity growth rewards patience; timing the exact bottom is less important than buying the right home.
• The quick movers. Decisiveness still wins—especially when others hesitate.

The Vegas Perspective: Every Market Is Local

National headlines tell one story; your neighborhood may tell another. In Las Vegas, dynamics vary by price range, school zone, HOA, and property type. Summerlin, Henderson, and parts of the northwest valley can feel different week to week depending on inventory and incentives.

That’s where local expertise matters. A full-time, boots-on-the-ground agent can identify where buyers have the most leverage today, which listings are primed for negotiation, and which builders are quietly offering rate buydowns or credits.

The Real Meaning of a Buyers’ Market

A buyers’ market doesn’t equal “cheap.” It equals choice, leverage, and flexibility. After years of seller dominance, that’s a meaningful reset. It lets you:

• Negotiate a fair deal and protect yourself with smart contingencies
• Take the time to find the right home (not just any home)
• Feel confident that your offer is competitive without being reckless

The Takeaway

Buyers have been waiting years to hear that it’s a buyers’ market. The data suggests that time is here—just without fireworks. With more sellers than buyers, leverage has shifted. If you’re financially ready, flexible, and willing to negotiate, this could be one of the most favorable environments you’ll see for years.

While others wait for a “perfect” moment, the smart buyers are already making their moves.