How Buyers Can Win Right Now
If you’re a buyer, this is your moment, but strategy matters more than ever.
The key is to focus on one of two types of opportunities:
Sellers who have to sell: Think job relocations, family moves, or estate sales. These sellers are usually motivated and ready to negotiate.
Homes that need TLC or updates: A property with solid bones but outdated finishes can be your ticket to instant equity.
Let’s be honest: buyers are tired. You’ve weathered years of competition, high prices, and rising rates. I see it and I feel it in my business daily. But if you can summon a bit of courage, and a little vision, the reward could be significant.
Even modest updates like new flooring, paint, or fixtures can dramatically elevate a home’s value. For those ready to tackle a full kitchen or bath remodel, the upside is even greater.
Right now, move-in-ready homes are flying off the market, while the same floor plan, just a few doors down, might sit for months simply because it needs cosmetic updates. That’s your opportunity.
The upside: If you’re willing to take on a few projects, you could secure your dream home in your ideal neighborhood for 5–10% below the price of a similar, updated property. Then, with smart renovation choices, you can unlock even more equity when it’s time to sell.
What to Avoid
Not every “fixer-upper” is a wise investment. Homes with major system issues, roofing, plumbing, structural, or severe crawl space problems, often cost tens of thousands to repair without adding much resale value. Cosmetic improvements build equity. If you’re not sure what’s worth tackling, lean on your realtor and inspector to assess which repairs enhance long-term value and which ones simply eat into your budget.
How to Spot a Serious Seller
In a buyer’s market, motivation is everything. Here are a few clues that a seller is ready to make a deal:
The home is vacant. Empty homes usually mean the seller has already moved or is carrying two mortgages.
Relocation situations. Job transfers, new builds, or downsizing timelines often motivate sellers to move quickly.
Price adjustments. A home that’s been on the market for a couple of months with recent reductions signals flexibility.
Realistic listing price. Compared to comps, if it’s aligned, that seller probably means business.
Contrast that with the “make me move” sellers, those testing the market at aspirational prices. These homes often linger without much buyer activity.
Negotiation Tip: Timing Is Everything
If you find a property you love but the seller rejects your offer, don’t walk away for good. Revisit in 60–90 days. Once reality sets in and the home hasn’t sold, your original offer may suddenly look a lot more attractive. A buyer’s market doesn’t mean chaos, it means opportunity. For buyers, this is a season to be patient, strategic, and open-minded. For sellers, it’s a reminder that thoughtful pricing, presentation, and condition matter more than ever. Whether you’re buying, selling, or simply watching the market, the Middle Tennessee real estate scene is evolving, and those who adapt early will be the ones who win in the long run.