Seller Credits vs. Price Cuts in Slow Weeks

Why credits (and 2-1 buydowns) often net you more

This week’s setup in Denver: 30-yr fixed is holding near ~6.11%, days-on-market are longer, and buyers have room to negotiate. That’s exactly when a targeted seller credit can beat a headline price cut.

Quick example on a $600k purchase (20% down). A $12k price cut lowers the payment by about $73/month at ~6.11%. The same $12k as a credit can fund a 2-1 buydown on a $480k loan: roughly ~$590/month lower in Year 1 and ~$300/month in Year 2—real monthly relief that helps the deal pencil for rate-sensitive buyers while keeping your comp line intact.

How I’m structuring offers/listings this week:

• Ask for credits first, then allocate to a 2-1 buydown by default.

• Keep inspection focus tight: roof, sewer, HVAC, radon.

• Use timing as a sweetener—rent-back or flexible closing instead of public price cuts.

• For sellers, price to the last 30–60 days and pair it with credits; you’ll widen the buyer pool without chasing reductions.

If you want to game-plan around your block, I’ll pull a micro-comp set and build a credit/buydown strategy that matches your goals.

—Andy | Vail Peak Realty

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