15 surprising things you can negotiate when buying a home—one could save you up to $50K, says real estate expert of 10 years

I've been a real estate agent for over a decade, and some of the most strategic moves I've seen buyers make had nothing to do with shaving a few thousand off the listing price. It was all about structuring the right terms.

As the number of listings starts to tick up, buyers are gaining more leverage. If you're shopping for a home, now is the time to get creative. Almost every part of a transaction is up for discussion.

Here are some of my favorite tactics, along with examples that have helped my clients save money, reduce stress, and get more out of their home purchase.

A seller concession is when the seller agrees to cover some or all of your closing costs, which usually run between 1% and 2% of the purchase price. These credits can go toward items like attorney costs and title insurance. 

Nearly half of the deals I work on include this kind of credit. It's especially helpful for buyers who have enough for the down payment, but are tight on cash to close.

Love the home's patio furniture, rugs, or curtains? Ask for it. Sellers often throw in personal property to sweeten the deal or lighten their moving load.

This can get a little tricky for financed buyers since the furniture can't be part of the appraisal. I've sold a home and the seller left all of their West Elm furniture for the buyer. I'm guessing it was worth $50,000 of personal items.

One of the most memorable transactions I've seen included a luxury car as part of the sale of a multimillion-dollar waterfront home.

If a property has deferred maintenance or issues come up during the inspection, you can request that repairs be completed before closing.

In one case, probably the most expensive thing I've had to negotiate was a new septic tank. The sellers had to replace the septic system before my buyers could get final approval from their lender.

Those can easily cost $50,000. I'm based in Massachusetts, it's extremely difficult to finance a property without the septic passing something called a Title 5 inspection. The burden was put on the seller to make this costly repair prior to closing.

Whatever the scope, make sure expectations for repairs are clearly outlined in writing — what will be done, by who, and by when.

In hot markets, buyers may offer to cover the gap if the home doesn't appraise — the process that determines how much an item is worth — at the full purchase price. 

You can cap your coverage to protect your budget. For example, one of my clients in a multiple bid scenario covered an appraisal gap of $10,000, which helped their offer stand out without fully exposing them to risk.

Always confirm that necessary permits with the city or town for major work (like plumbing and electric) have been properly filed, and then closed out. 

You can also request documentation (certificates of occupancy, inspection reports, and receipts) for recent work. This gives you a clearer picture of the home's condition and history.

This comes up more than you would think with tons of people doing non-permitted work at their properties. If you don't ask for it or have it in the contract, the seller doesn't need to provide the info. Better to be safe than sorry later. 

I know we said we weren't going to talk about price, but this tactic is too good not to include. An escalation clause allows your offer to the seller to automatically increase in response to competing offers, up to a maximum amount.

Let's say you're offering $700,000, and willing to beat other offers by $5,000, up to a cap of $740,000. That means you are ultimately ready to go up to $740,000.

But if an offer from another buyer came in at $720,000, yours would then jump to $725,000. 

So you don't miss out on the home because of price — and in this case, you also didn't have to max out your budget. There are pros and cons to this strategy, but it's a great way to stay competitive without overpaying from the start.

Real estate doesn't always have to be so serious. I've seen buyers offer to fill the seller's gas tank when prices were sky-high, or deliver a celebratory pizza after closing. 

These small gestures can bring a lightness to the process and help build goodwill.

Everything in real estate is negotiable. The more you know about your options, the more empowered you'll be to put together a deal that truly works for you. And remember, the fine print is often where the best opportunities are.

Dana Bull is a real estate agent, investor, and partner at Strobeck Antonell Bull & Co. at Compass, an award-winning team proudly serving the Greater Boston area. She is an Accredited Buyer's Representative (ABR) and Certified Real Estate Negotiation Expert (RENE). She is a mom of four, and a passionate collector of old and antique homes, drawn to properties with character, quirks and stories to tell.

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