Remember when house hunting felt like speed dating — swipe, bid, win, repeat? From 2020 through 2022 many buyers played hardball to win: cash offers, waived contingencies, and lightning-fast closings. That era produced a familiar refrain: if you wanted the house, you had to give the seller the fewest reasons to say “no.”  But markets cycle — and what’s old is new again. In 2024–2025 we’re seeing negotiation tools return to center stage: contingent offers, seller concessions, and inspection objections. That’s great news for careful buyers — and a call for smart sellers to adapt. 

Market rewind: why so many buyers waived protections (quick recap)

During the hyper-competitive pandemic market, buyers often gave up contractual protections (inspection, appraisal or financing contingencies) to make offers stand out. Redfin’s data from 2020 showed a notable increase in winning offers that waived inspection contingencies as buyers tried to outmaneuver rivals. Waiving contingencies made offers “cleaner” and more attractive to sellers when inventory was minuscule and competition fierce. But waiving protections carries real risk for buyers — it can leave buyers on the hook for major hidden repairs or appraisal shortfalls.

What “more balanced” actually looks like (national + local)

A balanced market doesn’t mean bargain-basement prices — it means the power dynamics between buyers and sellers are less lopsided. Nationally, fewer bidding wars and more inventory mean buyers can reassert contractual protections. Locally, our Summit County stats show shifting transaction patterns and more choice for buyers — so contingencies and concessions are coming back into play here, too. (See our latest Summit County market snapshot for specifics.) 

Three negotiation items that are back — and why they matter

1. Seller concessions (closing-cost credits, repair credits)

With interest rates as their current levels, concessions have returned as a tool to get deals done. Sellers offering credits toward interest rate buy downs or other closing costs, can speed a sale and broaden the buyer pool. For buyers, concessions offset out-of-pocket costs and can be preferable to a price cut if you’re tight on upfront cash or if the monthly payment is a stretch with current interest rates.

2. Inspection objections & re-negotiation

Inspections are back as negotiation leverage. Instead of skipping an inspection to “win” the house, buyers are again using inspection findings to request repairs, credits, or price reductions — or to walk away when the scope of issues is unacceptable. A thoughtful inspection objection is a negotiation, not a fight: it establishes shared facts and a clear path to resolution. While homes in Colorado are sold “As Is, Where Is and With All Faults” sellers are generally willing to work with buyers to ensure a home is in a functional and safe condition in the current market. 

3. Contingent offers (home-sale contingencies and friends)

In Colorado, a “contingent” offer usually means the buyer’s ability to close is dependent on a buyer selling their current home. Colorado has many standard contingencies built into a contract for things like Title Inspection, Financing, etc that are pretty standard but when you hear the phrase “contingent” offer it is referring to the Conditional Sale clause that was rarely, if ever, exercised from 2020-2022. Sellers used to mostly reject contingent offers during bidding wars because it added extra risk for them. Now, with fewer offers on every listing, sellers are more open to contingencies if the contingency is structured to limit seller risk (short contingency windows, strong proof of buyer financing). Redfin’s guide on contingencies is a good primer on types and trade-offs.

What buyers should do now — a short playbook

• Don’t skip the inspection unless you have a rock-solid reason. Even when you think you’re in a competitive situation, it’s probably unlikely the other buyers are waiving their inspection so have your agent ask the listing agent before making any decisions. Even if you have to waive your right to an objection, you can still preserve your right to an inspection termination without losing your earnest money. Redfin
  
• Use contingency windows wisely. Keep deadlines short (e.g., 7–10 days for inspection), sellers like certainty, but be realistic and do your due diligence during these periods.
• Ask for concessions strategically. If the seller won’t budge on price, ask for a credit toward closing costs or a contribution to a home warranty. Some data is showing as many as 30-40% of transactions across Colorado incorporate a concession of some sort in 2025.
• Prepare your financing proof. Sellers favor offers with strong financing evidence; pre-approval letters, lender statements, or bridge loan details.

What sellers should do now — how to stay in control

• Consider a pre-listing inspection. It removes surprises for buyers and strengthens your negotiating position. This will provide you with a report showing all of the repairs that may need to take place. Completing these repairs before you list your home will help your home show better and will ensure you net the greatest profit!
• Price to your market. If your local market is trending toward balance or even slightly downwards, slightly underpricing can create attention without sacrificing leverage. Talk to your agent about the conditions in your market and don’t be surprised, know what to expect and get ahead of it.
• Be open to reasonable contingencies. Accepting a home-sale contingency with a short, backed-by-evidence timeline may be better than relisting. If you accept contingencies, structure them in ways that do not allow the buyers endless amounts of time to get their home sold. 

Closing & CTA

If you want a local read on whether your market still favors waiving contingencies or whether you should accept a contingent offer we’ve got the Summit County data and negotiating playbook ready.  Check our Market Stats, request a Home Valuation, or contact The Skinner Team for a custom strategy.