The negotiating edge buyers have right now — and how to use it

There's a window open in the Atlantic County market right now that doesn't last long. I want to make sure you understand it.

Days on market is one of the most underused pieces of data in real estate. When a home has been listed for 60, 75, or 90 days without selling, it tells you something important: the seller has already been through the rejection of the market. They've watched buyers come and go. They're tired of it.

That exhaustion translates into negotiating leverage for you.

In EHT and Galloway right now, there are homes that launched in summer with optimistic pricing and have been sitting. Some have had one price cut. Some haven't yet. These aren't bad homes — they're just homes that were priced ahead of where the market was.

Here's what I do for my buyers in these situations: I look at the original list price, the current price, the days on market, and the comparable sales around it. Then I build an offer strategy that gets us to a number that makes sense — without insulting the seller and killing the deal.

Price isn't always the only lever either. Seller credits, closing cost coverage, flexible settlement dates — there are multiple ways to structure a winning offer that's also smart for your bottom line.

If you're actively looking in Atlantic County, reply and let me walk you through exactly what I'm seeing in the market this week. I'll give you a straight read, no fluff.