The House Has Been Sitting for 60 Days… Should You Make a Low Offer?

A house has been sitting on the market for weeks or months. Does that mean the seller will accept a low offer? Here’s what Days on Market really tells buyers—and what else you should investigate before deciding how much to offer.

You find a house you like.

Then you notice something interesting.

It has been on the market for 60 days.

Maybe 75.

Maybe longer.

And immediately, a thought enters your mind:

“They must be getting desperate.”

So if the house is listed at $650,000, maybe you offer $600,000.

Or $575,000.

After all, nobody else has bought it yet.

Why not try?

Sometimes a property that has been sitting on the market really can create a negotiating opportunity.

But there’s a problem with assuming that high Days on Market automatically equals desperate seller:

You don’t actually know that.

A listing’s time on the market is useful information. It just isn’t enough information by itself to determine what you should offer.

The better question isn’t, “How long has this house been listed?”

It’s:

“What does the entire history of this listing tell us about where the property stands today?”

What Does “Days on Market” Actually Mean?

Days on Market—often shortened to DOM—is generally used to describe how long a property has been marketed for sale under the applicable listing and MLS rules.

It can be a useful piece of information.

But buyers should be careful about treating it like a negotiation calculator.

A home being on the market for a certain number of days does not automatically tell you:

• What the seller will accept
• Whether the seller is financially pressured
• Whether the seller has rejected other offers
• Whether another buyer is interested right now
• Whether the property is overpriced today
• Whether the seller needs to move quickly
• Whether the home has previously been under contract
• Whether the asking price has recently changed

DOM tells part of the story.

It doesn’t necessarily tell you the seller’s story.

A House Can Sit for Many Different Reasons

Why has the property been on the market?

That’s the first question worth investigating.

There are many possible explanations.

The home may have:

• Started at an unrealistic asking price
• Had poor listing photos
• Been difficult to show
• Needed cosmetic updating
• Needed significant repairs
• Had an unusual floor plan
• Been competing against stronger listings
• Entered the market at an inconvenient time
• Had a prior contract fall apart
• Experienced one or more price reductions
• Had location or lot characteristics that reduce its buyer pool
• Simply not connected with the right buyer yet

Those situations aren’t equivalent.

And they shouldn’t automatically lead to the same offer strategy.

Read the Listing’s Story, Not Just the DOM Number

Imagine opening a listing and seeing:

75 Days on Market

That sounds straightforward.

But now imagine discovering the history looked something like this:

Listed at $700,000

↓

Reduced to $685,000

↓

Reduced to $665,000

↓

Reduced to $650,000

↓

Today

Suddenly the 75-day number means something different.

Maybe buyers rejected the property at $700,000.

Maybe they rejected it at $685,000.

But if the house was reduced to $650,000 only a few days ago, the market hasn’t necessarily had 75 days to respond to the current price.

That’s a critical distinction.

A house can be an old listing at a new price.

Today’s Price Matters More Than Yesterday’s Mistake

Suppose a home originally listed for $700,000.

It sat.

Eventually, the seller reduced the asking price to $650,000.

Now suppose recent comparable properties and current competition suggest the house is reasonably positioned near that new price.

A buyer might still say:

“But it’s been sitting for 75 days. Let’s offer $600,000.”

You can certainly decide what you’re willing to offer.

But the 75 days alone don’t prove that $600,000 is supported.

Most of those days may reflect how the market reacted to the old price, not the new one.

The more useful question is: How does this property compare with its alternatives at today’s asking price?

Price Reductions Are Information

A price reduction tells you something.

At minimum, it tells you the seller was willing to change the asking price.

Multiple reductions can tell an even more interesting story.

But don’t automatically assume:

“They’ve reduced it three times, so they’ll keep reducing it.”

Maybe they will.

Maybe they won’t.

The seller could believe they’ve now reached their bottom line.

They could have reduced aggressively because they want a faster sale.

They could have adjusted after receiving market feedback.

They could be unwilling to move another dollar.

The price history is evidence of what has happened. It is not proof of what the seller will do next.

Is the House Actually Overpriced Today?

This is where comparable sales and current competition become important.

Instead of asking only:

“How much can we get them to come down?”

Ask:

“What evidence do we have about the home’s current market position?”

That analysis might include:

• Recent comparable sales
• Similar homes currently for sale
• Pending activity where useful information is available
• Property condition
• Location
• Lot characteristics
• Size
• Age
• Updates
• Amenities
• Market conditions
• Price history

A property can have a high DOM and still be reasonably priced today.

Another property can be brand new to the market and still be priced above what buyers appear willing to pay.

Time on market and value are related pieces of information, but they aren’t the same thing.

Seller Motivation Matters—but Don’t Invent It

Buyers love trying to read the seller’s mind.

“They already moved out. They’re desperate.”

“They bought another house. They’ll take anything.”

“The house is vacant. They must have two mortgages.”

“They’ve reduced the price twice. They have to sell.”

Maybe.

But those are assumptions.

A vacant home doesn’t automatically mean the owner is under financial pressure.

An occupied home doesn’t mean the seller has unlimited time.

A seller relocating doesn’t automatically mean they’ll accept a dramatically lower offer.

And a seller who has owned the property for decades may still have a specific number they want or need.

Your agent may be able to gather useful information through appropriate communication with the listing side.

But there is an important difference between known motivation and imagined motivation.

Base your strategy on what you can reasonably learn—not a story you’ve invented about the seller.

Vacant Doesn’t Automatically Mean Desperate

A vacant house often gets buyers excited about negotiating.

They imagine the seller sitting somewhere else, paying expenses every month, watching the calendar.

That may create motivation.

But there are other possibilities.

The seller may:

• Own the property without a mortgage
• Have significant financial flexibility
• Have already planned for carrying costs
• Be an investor
• Have inherited the property
• Prefer waiting for acceptable terms
• Simply have a different timeline than you expect

Vacancy is information.

It isn’t a guaranteed negotiating advantage.

What If the House Was Previously Under Contract?

This is another important clue in the listing’s story.

Suppose the home was listed for 50 days.

Then it went under contract.

Two weeks later, it came back on the market.

Buyers often immediately assume:

“Something must be wrong with the house.”

Not necessarily.

Real estate transactions can fail for many reasons.

Depending on the transaction, possibilities might involve:

• Inspection or due diligence
• Financing
• Appraisal
• Buyer circumstances
• Contingencies
• Timing
• Title or transaction issues
• Negotiations between the parties
• Other contract-specific circumstances

If a home returns to the market, it may be worth asking what information is available.

But don’t turn an unknown into a fact.

Back on market means the prior transaction did not close. It doesn’t automatically tell you why.

Does a Long Time on Market Create Leverage?

Potentially.

The longer a property remains unsold, the seller may become more willing to reconsider price or terms.

But “may” is doing important work in that sentence.

Negotiating leverage depends on much more than DOM.

For example:

• How much competing inventory is available?
• Are similar homes selling?
• Has this property recently been reduced?
• Does the seller have another offer?
• How motivated is the seller?
• How strong is your offer?
• How much work does the property need?
• How does the asking price compare with recent sales?
• Is buyer demand strong or weak for this particular type of property?

Days on Market can contribute to leverage. It doesn’t create leverage by itself.

What Is a “Lowball” Offer Anyway?

There isn’t a universal percentage where an offer suddenly becomes a “lowball.”

An offer $25,000 below asking could be aggressive on one property and completely reasonable on another.

Why?

Because list price isn’t the same thing as market value.

Imagine two homes listed at $500,000.

One appears well supported by recent comparable sales around that level.

The other appears substantially higher than similar recent sales.

Offering $460,000 on each property is the same mathematical discount.

But it isn’t necessarily the same negotiation.

The relationship between the offer and the evidence matters more than the percentage below asking.

A Low Offer Can Work

There are situations where a below-asking offer may be worth considering.

Perhaps:

• The home appears overpriced relative to comparable properties
• It has been available for an extended period without meaningful adjustment
• The property needs significant work
• The seller appears motivated
• Buyer competition is limited
• The listing has repeatedly failed to generate a successful sale
• Your offer provides attractive terms in other areas

The important thing is to understand why you’re offering what you’re offering.

“It’s been sitting” isn’t much of a strategy.

“We reviewed the comparable sales, current competition, property condition, price history, and seller situation, and this is the number we’re comfortable with” is much more thoughtful.

But an Unnecessarily Aggressive Offer Can Backfire

Some buyers think:

“We’ll start ridiculously low and meet in the middle.”

Sometimes negotiation works that way.

Sometimes it doesn’t.

A seller can:

• Accept
• Reject
• Counter
• Choose another offer
• Decline to engage

A buyer should understand that making an offer doesn’t guarantee a negotiation will begin.

If you genuinely want the house, consider the risk of opening at a number that may cause the seller to stop engaging.

That doesn’t mean you should overpay.

It means your strategy should match your objective.

There’s a difference between trying to buy a house at favorable terms and trying to win a negotiation game.

Price Isn’t the Only Thing You Can Negotiate

This is where many buyers become too focused on the headline number.

An offer contains more than price.

Depending on the transaction, negotiable terms may include things such as:

• Closing date
• Seller concessions
• Financing terms
• Earnest money
• Inspection or due diligence provisions
• Appraisal-related terms
• Possession
• Included personal property
• Contingencies
• Other contract terms

The importance and availability of these terms vary by transaction.

But a seller may care about something other than getting the absolute highest price.

For example, a seller may value:

• A particular closing date
• Greater certainty
• Fewer complications
• Strong financing
• A timeline that fits their move

That means a buyer can sometimes improve an offer without simply increasing the purchase price.

Price Reduction or Closing-Cost Help?

Suppose you have room to negotiate.

Would you rather reduce the purchase price—or ask the seller for help with allowable closing costs?

The answer depends on your circumstances.

A price reduction may lower the amount you’re paying for the property.

Seller concessions, when permitted by the contract and applicable financing requirements, may reduce certain cash needed for the transaction.

Those are not necessarily financially equivalent.

Loan type, lender requirements, appraisal, concession limits, taxes, cash available, and other factors can matter.

If you’re financing the purchase, talk with your lender about how different negotiation structures affect your actual numbers.

Don’t assume that a $10,000 price reduction and $10,000 in seller concessions have exactly the same effect for you.

Strong Terms Can Matter to a Seller

Imagine two offers.

Offer A has the higher purchase price but includes terms the seller views as more uncertain or difficult.

Offer B is slightly lower but has terms the seller considers cleaner or more aligned with their needs.

The seller may evaluate the entire package.

That doesn’t mean one type of offer always wins.

It means buyers should stop thinking of offers as a single number.

Price gets attention. The complete contract determines what the seller is actually being asked to accept.

What If There Are No Other Offers?

This can improve your negotiating position—but it doesn’t mean the seller has to accept your number.

A seller can say no even if yours is the only offer.

That surprises some buyers.

They think:

“But we’re their only option!”

You’re their only offer right now.

The seller’s alternative may be waiting.

Whether waiting is a good decision is a separate question.

But buyers shouldn’t assume a seller must accept the best offer currently available.

The seller can decide the offer doesn’t meet their objectives.

What If Another Buyer Suddenly Appears?

This is one of the risks of waiting.

A house sits for weeks.

Nobody seems interested.

You think:

“We’ll wait another two weeks. They’ll get more desperate.”

Then another buyer appears.

Suddenly, the negotiating environment changes.

This doesn’t mean buyers should rush into a property they aren’t ready to purchase.

It means you shouldn’t assume that because nobody has bought the house yet, nobody will.

Past inactivity does not guarantee future inactivity.

If the house is right for you, weigh the potential benefit of waiting against the possibility that your opportunity changes.

Can a Seller Reject Your Offer and Come Back Later?

Potentially, depending on what happens afterward.

Imagine you make an offer.

The seller rejects it.

You move on.

Two weeks later, the property is still available.

The seller may decide they’re more interested in your previous terms.

But that doesn’t necessarily mean your old offer is still available or legally capable of acceptance.

Contract status, expiration, withdrawal, rejection, counteroffers, and other circumstances matter.

If the seller comes back later, you can reevaluate the property and decide whether you still want to negotiate.

You’re allowed to change your mind too.

Don’t Negotiate Against Yourself

Suppose you love a home listed at $625,000.

Before making an offer, you start thinking:

“They probably won’t take $600,000.”

“So maybe we should do $610,000.”

“Actually, maybe $615,000 so they don’t get offended.”

The seller hasn’t responded to anything yet.

You’re negotiating with yourself.

Instead, work through the evidence.

What do comparable properties suggest?

How long has the home been at its current price?

What competition exists?

What do you know about the seller’s priorities?

How much do you want the property?

What price and terms are you comfortable with?

Then make an intentional decision.

Don’t Get Obsessed With “Winning”

Buyers sometimes measure success by how much they got off the asking price.

“We got them down $30,000!”

That sounds great.

But what if the home started $40,000 too high?

Conversely:

“We paid full price.”

That sounds like the buyer failed to negotiate.

But what if the property was priced competitively, fit the buyer perfectly, and the overall terms made sense?

The size of the discount doesn’t tell you whether you made a good purchase.

A great negotiation isn’t necessarily the biggest discount. It’s reaching terms you’re comfortable accepting for a property you actually want.

Ask What the House Is Worth to You

Comparable sales matter.

Market data matters.

Negotiation matters.

But eventually, buyers have to answer a personal question:

“At what price would I be happy owning this house—and at what price would I rather walk away?”

Imagine you offer $600,000.

The seller counters at $615,000.

Would you be upset if someone else bought it for $615,000 tomorrow?

If the answer is:

“No. I wouldn’t pay that much.”

Then walking away may be perfectly consistent with your priorities.

But if the answer is:

“I’d be devastated. I absolutely would have paid $615,000.”

Then that’s useful information too.

Negotiation strategy should reflect both the market evidence and how much you value the specific property.

A Practical Framework Before Making a Below-Asking Offer

Before deciding how aggressively to negotiate, look at these seven areas.

1. Current Asking Price

Forget where the seller started for a moment.

How is the property positioned today?

2. Price History

When were reductions made? How large were they? How long has the property actually been exposed at the current price?

3. Comparable Sales

What have reasonably comparable properties actually sold for?

4. Current Competition

What else can you buy for similar money right now?

5. Property Condition

Are there updates, repairs, or other property-specific factors affecting your evaluation?

6. Seller and Listing Situation

What useful information can reasonably be learned about timing, prior contracts, and seller priorities?

7. Your Own Walk-Away Point

What are you willing to pay?

Not what you’re hoping the seller will accept.

What is the maximum price and combination of terms that still makes sense for you?

Questions to Ask Before Making a Low Offer

1. How long has the property been listed?
2. How long has it been at the current asking price?
3. Has the seller made previous price reductions?
4. Has the property previously been under contract?
5. What comparable homes have sold recently?
6. What competing homes are currently available?
7. Does the condition justify a different value than the asking price?
8. Is there known information about the seller’s preferred timing or terms?
9. Are there currently other offers or known interest, if that information is available?
10. Are seller concessions more valuable to me than a lower price?
11. Which terms could make my offer more attractive without increasing the price?
12. How disappointed would I be if someone else bought the home at the seller’s counteroffer?
13. What is my actual walk-away point?
14. Am I trying to buy the house—or am I trying to win the negotiation?

That last question is worth answering honestly.

Frequently Asked Questions

Can I make a low offer on a house that’s been sitting on the market?

Yes, a buyer can generally choose to submit an offer below the asking price, subject to the transaction and applicable rules. Whether the seller accepts, rejects, or counters depends on the circumstances. Time on market can be relevant, but comparable sales, current pricing, condition, competition, and seller priorities also matter.

How much below asking price should I offer?

There isn’t a universal percentage. An appropriate offer depends on the specific property, asking price, comparable sales, current competition, condition, market environment, seller situation, and how much the home is worth to you.

Does Days on Market give buyers negotiating leverage?

It can contribute to negotiating leverage, especially when combined with other factors. But a high DOM does not automatically mean a seller is desperate or willing to accept a substantially lower price.

Is 60 days on market a long time?

There is no universal number of days that is “long” in every market. Typical marketing time varies by location, property type, price range, condition, inventory, season, and current market conditions.

Should I offer below asking after a price reduction?

Maybe. First evaluate how the new asking price compares with recent sales and competing properties. A price reduction can mean the property is now better positioned than it was previously.

Do sellers become more negotiable the longer a house sits?

Some sellers may become more flexible over time, while others may not. Seller motivation, financial circumstances, market conditions, competition, and personal priorities vary considerably.

Is it bad to make a lowball offer?

Not necessarily. A below-asking offer can be a legitimate negotiating strategy when supported by your evaluation of the property and circumstances. However, buyers should understand that a seller may reject the offer without countering or may choose another buyer.

What does it mean if a house has multiple price reductions?

It shows that the asking price has changed over time. It may indicate the seller has responded to market conditions or feedback, but it does not automatically reveal the seller’s future negotiating position.

Should I wait for the seller to reduce the price again?

Waiting is one possible strategy, but it has tradeoffs. The seller could reduce the price, remain at the current price, accept another buyer’s offer, or otherwise change their plans. Buyers should weigh the potential benefit of waiting against the possibility of losing the opportunity.

Can I negotiate things besides the purchase price?

Potentially, yes. Depending on the transaction, buyers and sellers may negotiate various terms such as closing timing, seller concessions, possession, included items, contingencies, and other contract provisions.

The Bottom Line

A house sitting on the market can create opportunity.

But the number next to Days on Market isn’t a coupon.

It doesn’t automatically mean:

10 days = full price.

30 days = take $10,000 off.

60 days = take $30,000 off.

90 days = seller is desperate.

Real estate negotiation isn’t that simple.

Look at the complete picture.

What was the original price?

What is the price today?

When was it reduced?

What have comparable properties sold for?

What else is available?

What condition is the home in?

Has it been under contract?

What do you know—and what are you merely assuming—about the seller?

What terms matter to both sides?

And most importantly:

What is the property worth to you?

The goal isn’t to submit the lowest offer possible.

And it isn’t to make the seller happy.

The goal is to make an informed offer with price and terms you’re comfortable accepting if the seller says:

“Yes.”

Buying a Home in Nashville or Middle Tennessee?

At Your Home Sold Guaranteed Realty – Michael Szakos, we help buyers look beyond the asking price and evaluate the entire opportunity.

That means reviewing comparable properties, price history, competition, property condition, available transaction information, and the terms that may matter when structuring an offer.

Our buyer programs are also designed to bring additional value and confidence to the process, including our Buyer Satisfaction Guarantee, Buyer Cash Savings Guarantee, and VIP Buyer Program.

If you’re considering buying in Nashville or Middle Tennessee, connect with Your Home Sold Guaranteed Realty – Michael Szakos before deciding what to offer.

Because the question isn’t simply:

“How low can we go?”

It’s:

“What offer makes sense for this property, in this market, for you?”

This article is for general educational purposes only and is not legal, financial, investment, appraisal, tax, or lending advice. Real estate markets, contract terms, negotiation strategies, seller circumstances, financing requirements, and property values vary. Buyers should evaluate their individual circumstances and consult qualified real estate, legal, lending, appraisal, tax, financial, inspection, or other professionals when appropriate.