Today's Housing Market Gives Buyers More Time—and More Negotiating Power

Today's Housing Market Gives Buyers More Time—and More Negotiating Power

According to the latest Zillow housing data, analyzed by ResiClub, today's homebuyers have significantly more negotiating power than they did just four years ago. One of the clearest indicators is "days to pending"—the number of days it takes for a home to go under contract after being listed for sale.

In May 2022, during one of the hottest housing markets on record, the typical home in the United States went pending in just six days. Fast forward to May 2026, and that number has climbed to approximately 18 days. That's a 200% increase and a strong sign that market conditions have shifted in favor of buyers.

What Does "Days to Pending" Mean?

Days to pending is an important market indicator because it reflects how quickly buyers are making offers. Unlike closed sales data, which often lags by several weeks, days to pending provides a more real-time snapshot of supply and demand.

When homes take longer to receive offers, buyers generally have:

More time to compare properties
Greater negotiating power
More opportunities to request repairs
Better chances of receiving seller concessions
Increased leverage during contract negotiations
Markets Where Buyers Have Gained the Most Power

The most dramatic changes have occurred across many Sun Belt markets, where inventory has increased substantially since the pandemic housing boom.

Some of the largest increases in days to pending include:

Miami, FL: 10 days to 52 days
Jacksonville, FL: 5 days to 43 days
Austin, TX: 11 days to 41 days
San Antonio, TX: 6 days to 38 days
Tampa, FL: 5 days to 34 days
Orlando, FL: 6 days to 33 days
Phoenix, AZ: 8 days to 31 days
Las Vegas, NV: 7 days to 30 days
These markets are seeing more inventory and more choices for buyers, which naturally shifts negotiating leverage away from sellers.

Some Markets Are Still Moving Quickly

Not every housing market has slowed down. Many Midwest and Northeast cities continue to experience relatively tight inventory and fast-moving homes.

Among the fastest markets in May 2026:

Springfield, IL: 4 days
Kansas City, MO: 5 days
Columbus, OH: 5 days
Grand Rapids, MI: 6 days
Cincinnati, OH: 6 days
Hartford, CT: 6 days
St. Louis, MO: 6 days
Limited inventory continues to support strong seller demand in these regions.

What This Means for Sellers

Longer marketing times don't necessarily mean your home won't sell. They do mean that strategy has become much more important.

Today's successful sellers focus on:

Accurate pricing
Professional marketing
High-quality photography
Maximum online exposure
Flexible showing availability
Creative marketing strategies that generate additional buyer interest
In today's market, simply placing a home in the MLS may not be enough to achieve the best possible outcome.

At iRealty Solutions, we help homeowners evaluate every available option, including traditional MLS marketing, dual-path marketing, and auction strategies when appropriate. The goal is simple: maximize exposure, create competition, and help sellers achieve the strongest possible results.

What This Means for Investors

For investors, this changing market presents new opportunities.

As homes remain on the market longer, investors are finding:

More price reductions
Better negotiating opportunities
More motivated sellers
Increased inventory
Less competition than during the peak of the market
Whether you're purchasing your first investment property or expanding an existing portfolio, today's market offers opportunities that were difficult to find just a few years ago.

The Bottom Line

The housing market has shifted significantly since 2022. Buyers have more time, more inventory, and greater negotiating power, while sellers need thoughtful pricing and effective marketing to stand out.

Whether you're buying, selling, investing, or simply exploring your options, understanding your local market has never been more important.

If you're considering buying or selling a home, contact iRealty Solutions for a personalized market analysis and a strategy designed specifically for your goals.

Source: Zillow Housing Data, analyzed by ResiClub (May 2026).

 
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Meta Description: Zillow's latest data shows homes are taking three times longer to go pending than in 2022. Learn what this means for buyers, sellers, and investors, and how iRealty Solutions can help you navigate today's market.