Why the Shift? Three data points that matter
Stat | May 2024 | May 2025 | Delta |
Active listings | 7,800 | 11,011 | ▲ 40 % |
Days on market | 25 | 43 | ▲ 72 % |
Sale‑to‑list ratio | 98.1 % | 96.6 % | ▼ 1.5 pts |
What this means for you — More choice + slower sales = sellers willing to pay your costs or trim the price to get a deal done.
Three Fast Moves to Lock In Savings
1. Ask for a Permanent Rate Buy‑Down
Typical value: 0.50–0.75 pts paid by the seller (~$8 K on a $400 K home).
Impact: Saves $150–$250/mo for the life of the loan.
Internal link: Rent‑vs‑Buy Calculator – test payment with and without the buydown.
2. Trade Price Cuts for Closing‑Cost Credits
Why: Credits reduce cash due at closing—invaluable for first‑time buyers layering NC 1st Home Advantage or House Charlotte grants.
Ask: 2–3 % of price (typical acceptance in 2025).
3. Leverage Inspection Findings
Bring contractor quotes on big items (roof, HVAC) and negotiate either repairs or a dollar‑for‑dollar credit.
Internal link: 7 Inspection Red Flags in NC to know what’s worth pushing on.
What this means for you — Stack all three and you can shave $20K+ off up‑front costs and keep monthly payments renter‑level.
Script It: Offer Template That Wins in 2025
Purchase price: 97 % of list
Seller credit: 3 % toward buyer closing + permanent rate buydown
Due‑diligence fee: $1,000 (shows commitment)
Closing timeline: Flexible 30–45 days
Home warranty: Seller‑paid; cap $700
Cut‑and‑paste, tweak numbers, and you’re 90 % ready for most listings sitting >30 days.
FAQs
Will asking for credits hurt my odds in multiple offers?
Not this year. Only 14 % of Charlotte listings hit multiple‑offer status in Q2—a multi‑year low.
What if rates fall after I buy?
Refi. A 1‑pt drop on a $350 K loan saves ~$220/mo.
Can I stack concessions with down‑payment grants?
Yes, credits reduce cash needed; grants handle down payment.