5 Buyer Advantages in a 4-Month Market
After years of racing against the clock, competing with ten other offers, and waiving anything that wasn’t nailed down, buyers in Johnson County are finally stepping into something familiar, but almost forgotten: a more balanced market.
With inventory hovering around a four-month supply, the landscape has shifted just enough to give buyers meaningful advantages without tipping into a slowdown. Homes still sell, especially in the sought-after neighborhoods, but buyers finally have leverage, strategy, and breathing room.
If you’re thinking about buying in 2026, here are the five biggest advantages you now have in a 4-month market.
1. You Get Time to Make a Decision
Gone are the days of:
- Seeing a house at 10am
- Writing an offer at 11am
- Finding out it sold by noon
A balanced market means:
- Second showings are possible
- You can compare homes across neighborhoods
- You can think without panic
This doesn’t mean you should drag your feet, but it does mean the pressure cooker has been unplugged. Thoughtful decisions lead to better long-term outcomes, and you finally have room for them.
2. Sellers Are Offering Concessions Again
This is one of the biggest shifts under the radar.
In a 4-month market, buyers regain the ability to negotiate for:
- Closing cost credits
- Repairs instead of automatic “as-is” conditions
- Help with interest-rate buydowns
- Real negotiation on appraisal gaps
After several years of sellers calling all the shots, we’re returning to deals where both sides participate. Buyers don’t hold all the power, but they finally hold some, and that matters.
3. Prices Are Stabilizing — Making Planning Easier
A balanced market doesn’t tank prices. Instead, it smooths them out.
For buyers, that means:
- Less fear of overpaying
- More predictable comps
- More confidence in long-term appreciation
- The ability to prioritize value over urgency
The extreme year-over-year surges we saw earlier in the decade have leveled into a sustainable curve, which is far healthier for anyone planning to stay in a home beyond a few years.
4. You Can Be Strategic With Your Offer
Instead of scrambling to craft whatever might survive a bidding war, buyers can now write thoughtful, structured offers that fit their goals:
- You can ask for inspections and negotiate repairs
- You can compare loan types and choose the strongest option
- You can structure offers that balance price, terms, and timing
- You can walk away if something doesn’t feel right and find another house that does
Strategy matters more now than speed.
For thoughtful buyers, this is an advantage.
5. You Can Re-Enter Neighborhoods That Felt Impossible Before
Competition is still high in the most coveted corners of Johnson County, but the door is finally cracked open again.
Buyers are finding opportunities in:
- Prairie Village
- Westwood
- Leawood
- Sections of Overland Park and Olathe
The combination of increased inventory and price stabilization means some buyers are now able to re-enter neighborhoods they had previously written off. The right house may still move quickly, but you no longer have to fight thirty people for it.
A Bonus Note: Condos Are Their Own Category
While buyers have clear advantages in single-family homes, condos are behaving differently.
Financing challenges, stricter underwriting, and HOA health concerns mean many condo listings sit far longer.
For buyers, this can be an advantage, but only with strong due diligence.
Looking Ahead
If inventory holds near four months through 2026, expect even more buyer confidence across Johnson County. Strong homes will continue to sell quickly, but buyers will enjoy something they haven’t had in years: options, negotiation power, and the ability to make smart, unrushed decisions.
This is what a healthy market feels like and that benefits everyone.
