3 MAJOR Mistakes Buyers Are Making Right Now (and how to avoid them)

Written By Elizabeth Simmons

Photo Cred: Lane Gray Photography

Location: Ventura Homes Lubbock

If you’ve been watching the market from the sidelines, I get it.

The headlines are loud.
Interest rates feel intimidating.
Everyone has an opinion.

But what I’m seeing on the ground here in Lubbock is very different than what social media is selling.

Different markets are in different positions. Lubbock is a hub that is growing. Don’t get left behind because you didn’t sit with a professional.

So yes, there are opportunities happening right now but only for buyers who move strategically.

Let’s talk about the three biggest mistakes I’m seeing.

1️⃣ Waiting for 2021 Prices to Come Back

I’ll say this gently:

Those prices are not coming back.

2021 was fueled by historically low interest rates and extreme demand. That season was unique. Waiting for prices to drop back to that level is like waiting for gas to go back to $1.50.

Instead of focusing on what used to be, smart buyers are asking:

  • What can I negotiate today?

  • What concessions are available?

  • How much equity can I build over the next 5 years?

Markets shift. They don’t rewind.

2️⃣ Shopping Before Running the Real Numbers

Scrolling Zillow is fun. I GET IT. and a little secret, I do it too.

Running actual numbers? That’s powerful.

So many buyers are either:

  • Underestimating what they can afford, or

  • Assuming they can’t buy without ever talking to a lender

Right now in Lubbock, I’m seeing:

  • Seller concessions

  • Rate buydowns

  • Closing cost assistance

  • Builders offering MAJOR incentives

But you won’t see that clearly unless you sit down and look at real scenarios.

Confidence replaces anxiety when the numbers are clear.

3️⃣ Not Negotiating Hard Enough

This is not 2021.

Buyers have leverage again.

Homes are sitting longer. Sellers are more open to conversations. Builders are motivated.

And yet, some buyers are still walking in cautiously, afraid to ask.

You absolutely can:

  • Negotiate price

  • Ask for repairs

  • Request concessions

  • Structure creative terms

The key is having someone who knows how to position your offer strategically.

The Truth No One Is Talking About

There are deals happening right now.

But they’re not falling into your lap.

They require:

  • Clarity

  • Confidence

  • Strategy

Buying a home is always a big decision. But sitting in fear because of headlines? That’s not a strategy.

If you’re wondering whether buying makes sense for your season, let’s run the numbers and talk through it. No pressure, just clarity.

And clarity changes everything.

XOXO,

Your Friend in Real Estate-Elizabeth

Elizabeth Simmons
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