How Much Can You Realistically Negotiate Below List Price in Plano?

One of the most common questions buyers and sellers ask right now is:
“How much room is there to negotiate below the list price?”

The short answer?
In today’s Plano market, most homes are selling very close to asking price, often within 1–3% below list — when they’re priced correctly.

But the longer answer depends on a few key factors.

What the 1–3% Rule Really Means

When you hear that homes are selling within 1–3% of list price, it usually applies to properties that are:

• Priced accurately based on recent comparable sales

• In good condition or recently updated

• Located in desirable Plano neighborhoods

• Marketed well with strong photos and exposure

For these homes, buyers don’t have much leverage — and aggressive low offers often get rejected.

When Buyers Can Negotiate More

Negotiation room tends to increase when:

• The home is overpriced compared to recent sales

• It needs visible updates or repairs

• It’s been on the market 30+ days

• There’s higher inventory in that price range

In those cases, buyers may be able to negotiate 4–7% (or more), especially if the seller is motivated or has already reduced the price.

What Sellers Should Know

If you’re selling in Plano:

• Pricing your home right from the start is critical

• Overpricing often leads to longer days on market and larger price reductions later

• Homes that attract strong early interest typically sell closer to list price

A well-priced home often nets more in the end than one that starts too high and chases the market downward.

What Buyers Should Know

If you’re buying:

• Expect modest negotiation on homes that are well-priced

• Focus on terms (closing timeline, contingencies, earnest money), not just price

• Work with a local agent who knows which listings are priced aggressively — and which ones aren’t

The best opportunities usually come from identifying homes that missed the mark on pricing or presentation.

Bottom Line

In today’s Plano market, 1–3% below list price is the norm for homes priced correctly and in good condition. Bigger discounts usually signal a pricing issue, condition concerns, or longer time on the market.

Every home is different — which is why a local, data-driven strategy matters more than ever.

If you’d like to know what this means for your specific home or target neighborhood, I’m happy to walk you through the numbers.