More sellers are de-listing, and this could be good for buyers

Recent housing data shows more sellers are pulling their homes off the market instead of cutting the price to attract more buyers.

This practice, called delisting, is happening more often in markets where inventory has started to catch up with buyer demand.

Delisting can cut into the available properties for buyers, creating more competition for listed homes, but there's also an upside for buyers which we'll explore below.

In any competitive market, shopping with a preapproval in hand can help make your offer more attractive to sellers.

...in as little as 3 minutes – no credit impact

What's actually driving the wave of delistings

Motivated home sellers whose homes haven't attracted offers tend to cut their listing price to generate more offers.

Sellers who don't have to sell this season could also de-list their home, pulling it off the market entirely, in hopes of selling it for more money later.

Rising inventory levels, combined with elevated interest rates, are likely contributors to the recent uptick in delistings, notes the National Association of Realtors.

Basic psychology may also be contributing: Some sellers' budgets may still be anchored to what a neighbor's house sold for during the 2020 to 2022 run-up.

Accepting an offer that's below what the neighbor's similar house sold for feels like a loss, even when the seller is making money.

The bright side of delisting for home buyers

When more sellers delist instead of negotiating for a lower purchase price, it can look like a drawback to buyers. After all, less inventory means fewer choices and less negotiating power.

But beneath this obvious surface level, delisting is also a signal that buyers may have more leverage than they think.

The sellers in these markets who keep their homes listed are likely more motivated to sell, making them more open to more reasonable, market-supported offers. They may also be more open to helping pay buyer closing costs.

In other words, delisting could help buyers narrow their choices to the sellers who are most eager to work with buyers.

...in as little as 3 minutes — no credit impact

How to negotiate when a listing has gone stale

Days on the market is a useful metric for buyers. A home that's been listed for five days is different from the same home that's been on the market for 95 days.

A few practical starting points:

• A property that has sat well past the local average is a reasonable candidate for an offer below asking, especially if comparable homes nearby have sold for less.
• Ask for concessions, not just a lower price. Sellers who are reluctant to cut the list price on paper are sometimes more willing to cover closing costs, include a home warranty, or credit funds toward repairs.
• Lean on your buyer's agent for local comps. National trends set the backdrop, but the right offer number depends on what has actually sold nearby in the last 30 to 60 days.
• Structure contingencies carefully. In a market with more room to negotiate, you generally don't need to waive an inspection or an appraisal contingency to compete. Keep the protections that matter, and negotiate price and terms instead.

For example, on a home listed at $450,000 that has sat for 100 days with no other offers, an opening offer in the $425,000 to $435,000 range, paired with a request for a few thousand dollars in seller-paid closing costs, could be a reasonable starting position in many markets right now.

The seller can always counter. The point is that a below-asking offer on a stale listing is a normal opening move today, not an insult, the way it might have been read a few years ago.

This example is for illustrative purposes only. Rates, payments, and total interest will vary based on credit profile, loan terms, and market conditions.

What to watch for if a seller relists

A delisting is not a guarantee that the price will eventually come down. Some sellers pull a listing, wait out a slow season, and relist later at the same price or higher, hoping for a stronger buyer pool the next time around.

Treat a relisted home the same way you'd treat any new listing: check the current days on market, not the history, and confirm the price against recent comparable sales rather than assuming the seller's earlier withdrawal signals desperation.

It also helps to remember that a stale listing by itself doesn't mean something is wrong with the house. In a market where inventory has grown faster than demand, plenty of solid homes simply take longer to sell than they would have in 2021 or 2022.

A slow sale is often a market condition, not a red flag about the property, though it's still worth a full home inspection to confirm.

Frequently asked questions

Why are some sellers pulling their homes off the market instead of lowering the price?

Many sellers are anchored to prices from the 2020 to 2022 run-up and would rather withdraw a listing than accept an offer well below that number. Pulling the home off the market avoids the visible signal of a price cut while the seller waits for conditions to improve.

I'm looking at a house that's been sitting on the market for 90 days. Is it safe to offer below asking?

In most markets right now, yes. A listing that has sat for 90 days with no accepted offer is a reasonable candidate for a below-asking offer, particularly if recent comparable sales support a lower number. Work with your buyer's agent to confirm local comps before you decide on a specific figure.

If a seller relists their home at a higher price, does that mean I lost my chance to negotiate?

Not necessarily. A relisting doesn't erase your leverage. Check the home's current days on market and how it compares to what similar homes have actually sold for recently, rather than assuming the new price reflects renewed buyer demand.

Should I wait for a seller to lower the price, or make an offer now on a house I actually like?

If a home fits your needs and budget, it's usually better to make a reasonable offer now than to wait for a price cut that may not come. Sellers who are already reluctant to lower the sticker price are often willing to negotiate through concessions instead, which can get you to a similar outcome without the wait.

How much can I realistically offer under the asking price in today's market?

There's no universal percentage that works everywhere, since it depends heavily on how long the home has sat and what similar properties have sold for nearby. As a starting point, homes well past the local average days on market can often support an offer 3% to 8% below list.

What's the difference between a delisted home and one that just had a price drop?

A price drop means the home stays actively listed and the seller lowers the asking price. A delisting means the seller removes the home from the market entirely, usually without an accepted offer, and may or may not bring it back later.

The bottom line about delisting

Rising delistings are a sign that this is currently a buyer-favorable market, even if headline prices haven't moved much.

Sellers who keep a listing active past the 60-day mark are often more willing to negotiate on price, timeline, or closing costs than the topline numbers suggest, and a strong pre-approval gives you real standing to act on that.

Whether you're weighing an offer on a stale listing or deciding whether to wait, getting pre-approved is the concrete first step that puts a number behind your plan.

...in as little as 3 minutes — no credit impact