Recent sale pace and close-to-asking terms show where flexibility is limited.
If you are wondering whether you can negotiate hard on a home in Midlothian, VA, I would answer carefully sometimes, but not by default. In Midlothian, VA, the recent numbers show buyers still need to respect a market where sellers are holding much of their pricing power.
Over the previous 30 days, offers came in at 99.5% of asking, and supply stood at 1.5 months. That tells me the better-positioned homes are not giving buyers broad room to push for steep discounts.
At the same time, the spread between active listings at $479,950 and recently pending homes at $439,000 gives me a useful way to identify where negotiation may exist. I would look hardest at homes priced above current contract territory, especially if they have been available long enough for buyers to compare alternatives.
Protect your leverage by being selective, not aggressive on everything. Push harder on homes that appear out of line with recent pending and sold prices. Stay cleaner and stronger on homes that are already aligned with current demand. Decide your limit before the first counter arrives.
