How to Buy a Home in 2026 Without Overpaying (What Most Buyers Miss)

Edmond, OK • April 27, 2026

The Housing Market in Edmond is Evolving

The housing market in Edmond, Oklahoma, is shifting, and many buyers may not be fully aware of these changes.

For the past few years, sellers enjoyed a strong advantage. Homes sold quickly, buyers faced stiff competition, and negotiating power for buyers was minimal.

That dynamic is changing.

We are now witnessing a shift toward a more balanced market, which presents new opportunities for those who understand how to navigate it.

Evidence of a Market Shift

Inventory levels are on the rise.

Active listings in Edmond have increased by nearly 8% compared to last year, continuing a trend of growing supply.

Homes are also taking longer to sell. The median time on the market has risen to about 47 days, up from 42 days last year.

Moreover, the overall inventory is moving closer to a balanced state, with the U.S. inventory hovering between 3.8 to 4.6 months, inching toward the typical range of 5 to 6 months that signifies balance.

At the same time, mortgage rates are around 6.2% to 6.3%. While this is better than last year, it remains elevated compared to the past decade.

What does this mean for you? Sellers are beginning to compete again, buyers have more negotiating power, but affordability remains a challenge. This situation can be described as a "strategy market." It is neither a seller’s market nor a buyer’s market; it is a market where informed buyers can excel.

Understanding the Challenges Buyers Face

Even with improved leverage, monthly payments still matter.

While rates are lower than they were at their peak in 2023, they are not cheap. Home prices are stabilizing but not significantly decreasing.

Many buyers are left wondering how to navigate this situation without stretching their finances too thin. This is the right question to ask.

A Smarter Approach to Buying Now

Rather than focusing solely on the price, savvy buyers are negotiating the terms of the deal.

This is where seller concessions and rate buydowns become essential. They are no longer just optional; they can be critical to your financial well-being.

The Benefits of Seller Concessions

Seller concessions allow sellers to cover part of your costs, which may include closing costs, prepaid expenses, necessary repairs, or even buying down your interest rate.

These concessions are becoming more prevalent as inventory rises and homes remain on the market longer, prompting sellers to offer incentives rather than simply reducing prices.

This creates flexibility for you, allowing you to bring less cash to closing, maintain reserves for unexpected expenses, or strategically lower your monthly payments.

Exploring Rate Buydowns

This is where significant opportunity lies. A rate buydown enables you to lower your monthly payment by utilizing upfront funds, often provided by the seller.

In today's market, this is one of the most powerful tools at your disposal.

The 2-1 Buydown: A Popular Choice

The 2-1 buydown is currently the most common structure. In the first year, your rate is reduced by 2%, and in the second year, it is lowered by 1%. After that, it returns to the full rate.

This approach is significant because rates are expected to gradually improve over time, with some forecasts suggesting they could reach the mid-5% range by late 2026. This strategy not only lowers your payment initially but also provides time to refinance in the future.

It is not just about savings; it is about positioning yourself for long-term success.

Permanent Buydowns for Long-Term Stability

If you intend to stay in your home for an extended period, you can use concessions to permanently reduce your interest rate. This provides predictable monthly savings and long-term financial efficiency.

Winning the Negotiation in Today's Market

This is where many buyers either gain an advantage or miss out.

Look for signs that indicate leverage, such as homes sitting on the market longer, price reductions, and increasing inventory in Edmond. These signals suggest that sellers may be amenable to concessions.

Focus on monthly payment rather than solely on price. Many buyers make the mistake of negotiating only the price, but in the current rate environment, how you structure the deal can be more beneficial than a minor price reduction. The same funds allocated for a rate buydown can often reduce your monthly payments more effectively than lowering the purchase price.

Additionally, use the inspection process as a negotiation tool. Inspections are back in play and can create opportunities. Rather than requesting repairs, you can ask for a credit to apply toward closing costs or a buydown, turning potential issues into financial advantages.

It is crucial to build a strategy before making an offer. The focus has shifted from merely asking what rate you can secure to how you can structure the deal to work for you both now and in the future. In this market, the buyer with the most effective strategy will prevail, not just the highest offer.

Your Next Steps

You are not too late to enter the market.

You are stepping into a market that is stabilizing, becoming more negotiable, and offering opportunities that were not available 12 to 24 months ago. However, many buyers are still adhering to outdated strategies.

Before you begin making offers, clarify your strategy. We are here to assist you in understanding what concessions you can negotiate, how a buydown affects your payment, and how to structure your offer for maximum advantage. Connect with our team to develop your buying strategy before you make your next move.

Buying a Home This Season? Here’s How to Compete With Cash Buyers

By Edmond, OK • April 20, 2026
If you’re planning to buy a home this season, you’re stepping into a market full of opportunity. More homes are coming to market. Activity is picking up. And it finally feels like you might have a real shot at finding the right home. But there’s a challenge most buyers don’t realize until it’s too late.

Spring 2026 Homebuying Guide

By Edmond, OK • April 13, 2026
If buying a home is on your mind, you’re not alone. This season always brings more listings, more competition, and more questions. And in 2026, buyers are navigating a market that still feels uncertain.

Online Mortgage vs Advisor: What One Homebuyer Learned the Hard Way

By Edmond, OK • April 6, 2026
If you’re searching things like: “Should I use an online lender or mortgage advisor?” “Best mortgage experience” “Why does my loan estimate keep changing?” You’re not alone.

The NEO Advantage in Today’s Market: Why Strategy Matters More Than Ever

By Edmond, OK • March 30, 2026
More inventory. Softer pricing. Higher rates. What buyers do next matters. If you’ve been watching the housing market lately, it probably feels confusing.

Lump sum vs. monthly discipline — which builds wealth faster?

By Will Koenig • March 26, 2026
Ask your clients which is easier: 1. Manage a monthly budget, keep spending in check, and invest consistently for 30 years 2. Invest a $400K lump sum from the sale of an appreciated asset once I respect advisors who spend years cultivating relationships with business owners waiting for the liquidity event. Meanwhile, every one of their clients owns a home. And most will sell multiple times during your working relationship. Think of each home sale as a mini-liquidation opportunity. (that often are missed during the excitement of a move) Here's what gets missed: A simple debt consolidation can free up cash flow. But it only works if spending habits stay in check. A home sale can create a tax-free lump sum that doesn't require monthly discipline. It just compounds. Look at the math: $400K invested once at 7% over 20 years = $1.62M. The equivalent monthly contribution to reach the same result? $2,400/month for 20 years. That's $576K that was earned but not spent. The lump sum wins by over $300K in invested capital and requires zero behavioral change. Why this matters: People revisit their financial plan during life milestones. Those milestones coincide with home changes—upsizing, downsizing, relocating, divorce, inheritance. If we coordinate their home strategy with their wealth strategy during these transitions (what I call a Purchase Pivot), we can create tax-free lump sums that advance the plan without feeling like a sacrifice. Part of this is emotional: found money doesn't hurt like earned money. Part of this is behavioral: life milestones trigger planning adjustments. Part of this is math: lump sums compound faster than monthly contributions. If your clients are considering a move in the next 12 months, let's talk about aligning their home plan with their wealth plan. Sometimes the fastest path to more investable capital isn't tighter budgeting. It's better liability structure and strategic timing around real estate. Yours to count on, -Will

What Monthly Mortgage Payment Is Actually Comfortable for You?

By Edmond, OK • March 23, 2026
When you start thinking about buying a home, one question usually comes up first: “How much house can I afford?” But there’s a better question that leads to a smarter decision: “What monthly payment actually feels comfortable for me?”

What If Your Home Could Give You a $50,000 Raise Without Changing Jobs?

By Edmond, OK • January 29, 2026
That idea sounds bold, so let’s be clear from the start. This is not a promise. It is not a universal strategy. It is an example of how, for the right homeowner, restructuring debt can dramatically change monthly cash flow.

More Than Just a Mortgage

By Edmond, OK • January 29, 2026
More Than Just a Mortgage

How to spot an underperforming rental in 30 seconds

By Will Koenig • December 10, 2025
Yet very few advisors have a consistent process for evaluating the performance of these assets. This gap is costing clients real money. The big “A-ha” for me was when I noticed that many of these clients are also business owners. Most have never done that math. They treat the rental as a harmless side asset, when in reality it's often trapped capital earning a mediocre return. Meanwhile, $200K deployed into hiring, equipment, marketing, or paying down business debt could generate far greater lift. Start asking your self-employed clients a simple question: If you could sell this rental and free up $200K to invest back into your business, what could you turn that into? That’s the point: shift the conversation from “Should we keep the rental?” to “Is this the highest and best use of your capital?” So, I’ve built a quick calculator to help you change that. https://service-5-quick-rental-analyzer-210772420114.us-west1.run.app/ It gives you a fast read on whether a client’s rental is actually performing or quietly dragging on their balance sheet. Think of it as an x-ray of an asset that gives you an advantage as a wholistic advisor. If a client has $100K of equity in a rental and $200K in investments, you’re only managing a third of their real wealth if you ignore the property. Use this tool during your annual reviews. Bring it into your planning process every time you see a Schedule E. Let it open the door to smarter discussions about efficiency, cash flow, tax treatment, and long-term strategy. I’m giving you early access because it will save you time, save your clients money, and elevate the quality of the conversations you’re having. If you want to walk through how to use it—or see how it fits into your current review process—reach out. Let’s raise the standard together. Save this link to the Schedule E Calculator: https://service-5-quick-rental-analyzer-210772420114.us-west1.run.app/

The Hidden Consequence of Cash Purchases

By Will Koenig • December 9, 2025
Did you know that if an investment property doesn’t have a mortgage in place within 90 days of closing, the ability to deduct mortgage interest disappears permanently?* Do you understand how placing a loan on a rental can raise returns? Many Real Estate investors don’t. And it quietly costs them. Here’s a client I helped this week: He found a turnkey Edmond rental for $105K, about $50K under market and already cash-flowing. His instinct: “Let’s pay cash and own it outright.” Familiar thinking. But once we thought through the tradeoffs, a different picture emerged. Scenario A: Pay Cash Capital in: $105K Cash flow: about $1,000/mo Cash-on-cash: 11% What he gives up: • Liquidity. Every dollar is locked in one asset. • Mortgage-interest deductibility after the 90-day window. This is a permanent loss for the lifetime the property is owned.* • This means higher taxable rental income for the life of the property. • Leverage, which is the main engine behind real estate’s superior returns. Scenario B: Finance It Capital in: about $30K Loan: $75K Cash flow: about $500/mo Cash-on-cash: 28% What he gains: • $75K of available capital for additional opportunities. • Thirty years of deductible interest. • The same appreciation, tenant, and operating profile. • A stronger overall return with far better flexibility. Why this matters: Same property. Same rent. At the end of the day, the property wasn’t the biggest win. The financing structure was. The funding choice determines its investment performance. And these same principles apply to Real Estate investments regardless of the price or location. Which leads to the question I now ask every investor who wants to pay cash: “If you owned this property free and clear, would you borrow $75K against it to buy more discounted rentals?” What would it do for you and your clients if someone could help optimize their Real Estate investments while you focus on AUM? Think of it as a free tune-up for RE investments. *The 90-Day Rule If a loan isn’t in place within 90 days of closing, mortgage interest on that property will never be deductible. A later refinance doesn’t fix it. Few investors know this, and the tax cost compounds for decades.
More Posts