Rates have climbed, and a lot of buyers have hit pause waiting for them to drop. But while everyone stares at the rate, the market has quietly shifted in the buyer's favor. Homes are sitting longer, sellers are cutting prices, and 44.7% of buyers are now getting seller concessions, according to Redfin's August 2026 report. If you stop shopping the rate and start shopping the opportunity, you may find a better deal today than you would have gotten when rates were lower.
What has changed in the market
- Rates are higher. Higher rates raise the monthly payment and push some buyers to the sidelines, which means less competition for the buyers who stay in.
- Homes are sitting longer. More days on market means sellers feel pressure, and you have time to inspect, negotiate and think instead of rushing an offer.
- Sellers are cutting prices. Price reductions are becoming common as sellers adjust to what buyers can actually afford.
- Concessions are back. With 44.7% of buyers receiving seller concessions, asking the seller to help with your costs is no longer unusual. It is normal.
Why chasing the lowest rate can cost you
When rates were near record lows, buyers faced bidding wars, waived inspections and paid well over asking. A low rate on an overpriced home is not a bargain. Today the situation is reversed: the rate is higher, but the price, the terms and the seller's flexibility are all on your side. Rates can change over the life of your loan. The price you pay for the home cannot.
What seller concessions can do for you
A seller concession is money the seller agrees to put toward your costs at closing. Depending on your loan program and the deal, concessions can be used to:
- Cover closing costs, so you bring less cash to the table. See what that includes in our New Hampshire closing costs guide.
- Buy down your rate, either permanently with discount points or temporarily with a buydown that lowers the payment for the first year or two.
- Pay prepaid items like property taxes and homeowners insurance escrow.
Each loan type limits how much a seller can contribute. Conventional, FHA and VA loans all have different caps, so it pays to structure the offer with your loan officer before you sign it.
How to turn this market into an opportunity
1. Negotiate the whole deal, not just the price
Price reductions, concessions, repairs and closing dates are all on the table. Sometimes asking for a rate buydown helps your monthly payment more than an equal price cut.
2. Know your real payment
Use the mortgage calculator to see your full payment with taxes and insurance, and read how much house you can afford before you shop.
3. Look at every loan program
FHA, VA and state first-time buyer programs can lower your upfront costs and pair well with seller concessions.
4. Have a plan for future rates
If rates fall later, refinancing may be an option, though it is never guaranteed and it comes with its own costs. Buy a home you can afford at today's payment, and treat any future drop as a bonus, not the plan.
The bottom line
Waiting for the perfect rate can mean missing the best negotiating window buyers have seen in years. If you are thinking about buying in NH, MA & ME, let's look at your numbers and how concessions could work for you. Reach out or call 603-212-7944.