This question came from a seller client in Chapel Trail last week.

Last year, buyers felt like they were walking on eggshells. Ask for repairs? Risk losing the house. Add contingencies? Seller moves to the next offer. Negotiate too hard on price? Good luck, there are three backup offers waiting.

It was exhausting. And expensive.

Fast forward to 2026. The market feels calmer. Homes are sitting a bit longer. Sellers seem more willing to talk. But here's what buyers really want to know: Does "calmer" actually mean more leverage?

The short answer: Yes, but not everywhere, and not on everything.

If you're buying in Pembroke Pines right now, understanding where you have leverage (and where you don't) could save you thousands and help you negotiate a better deal without blowing up the transaction.

Let's break it down.

On Inspections, Repairs, and Contingencies Compared to Last Year

1. The Biggest Shift: Inspections Are Back

This is where the market has changed the most and where buyers have gained the most leverage.

Last year (2024-2025):

Inspection periods felt risky. Sellers had backup offers and confidence. If you asked for too much, they'd just move to the next buyer.

A lot of buyers either:

This year (2026):

Full inspection periods are standard again. And not only that, repair requests are actually getting negotiated.

Here's what I'm seeing locally:

✅ Buyers are doing full inspections without fear of losing the deal

✅ Repair requests are getting thoughtful responses — not automatic rejections

✅ Sellers are more open to credits instead of doing the work themselves

✅ Deals aren't falling apart over fixable issues the way they were last year

Why the change?

Homes are sitting longer. Inventory has climbed to 6.3 months in Pembroke Pines. Sellers don't have the luxury of five backup offers anymore.

If a deal falls apart over a $3K AC repair or a $5K roof issue, they're back to square one with more days on market, more carrying costs, and the risk of the next buyer finding the same problems.

That's real leverage for buyers.

What this means in practice:

If your inspection reveals legitimate issues, especially big ticket items like HVAC, roof, plumbing, or electrical, you can negotiate.

You might not get everything. But you'll get something. And that's a huge shift from last year.

Pro tip: Focus your repair requests on health, safety, and functionality, not cosmetic stuff. Sellers are willing to fix real problems. They're not interested in repainting a bedroom because you don't like the color.

2. Repairs & Insurance Related Items: Buyers Are Pushing Back (Successfully)

This is a big one, especially in South Florida.

Florida insurance has gotten brutal. Carriers are pickier than ever about roof age, HVAC condition, electrical panels, and plumbing.

If your home doesn't pass a four point inspection, you're either paying through the nose for insurance or struggling to get coverage at all.

Last year:

Buyers absorbed more of this risk. If the roof was 18 years old or the electrical panel was outdated, buyers either accepted it or walked away. Sellers weren't budging.

This year:

Buyers are pushing back and winning.

Here's what I'm seeing:

✅ Roof credits are common. If the roof is near the end of its life (15+ years for shingle, 20+ for tile), buyers are successfully negotiating credits at closing to cover replacement or a portion of it.

✅ Sellers are addressing four point inspection issues. Outdated electrical panels, old HVAC systems, polybutylene plumbing, these are deal killers for insurance. Sellers are more willing to fix or credit these items to keep deals alive.

✅ Buyers are pushing back on major deferred maintenance. Leaky pools, damaged pool cages, broken AC units, and termite damage aren't "buyer problems" anymore. Sellers are negotiating.

Why the change?

Because if the buyer walks, the next buyer's inspector and insurance carrier will find the same issues. And the next buyer. And the next.

Sellers are realizing it's smarter to address these upfront than to keep relisting and hoping someone doesn't notice.

What this means in practice:

If you're buying a home with a 20-year-old roof, an aging HVAC, or an electrical panel that won't pass insurance inspection, you have leverage to negotiate.

Ask for:

You won't always get 100% of what you ask for. But you'll get more than you would have last year.

3. Financing & Appraisal Contingencies: Protection Is Back

Another major shift from last year.

Last year:

Buyers were waiving appraisal contingencies, shortening financing timelines, and bringing extra cash to cover appraisal gaps, all to make their offers more competitive.

It worked. But it was risky.

This year:

Appraisal contingencies are normal again. And buyers are far less willing to bring extra cash if the appraisal comes in low.

Here's what's changed:

✅ Appraisal contingencies are standard — sellers expect them and aren't rejecting offers because of them

✅ Buyers are less willing to cover appraisal gaps — especially with rates in the 6% range, buyers are payment sensitive and don't have extra cash lying around

✅ Sellers are more realistic about pricing — they know that if the appraisal comes in low, the deal will either renegotiate or fall apart

Why the change?

Two reasons:

What this means in practice:

Keep your appraisal contingency. Don't waive it unless you have significant cash reserves and are confident in the value.

If the appraisal comes in low, you have options:

And here's the key: Sellers know this. So they're pricing more carefully from the start.

4. Seller Contributions to Buyer Agent Commission: More Drama Than Reality

This is where the headlines created confusion, but the on the ground reality has been pretty straightforward.

What changed:

In 2024, the NAR settlement changed how buyer agent commissions work. Sellers are no longer required to offer compensation to buyer agents, and it can't be advertised in the MLS the way it used to be.

What people thought would happen:

Chaos. Buyers paying their own agent commissions out of pocket. Sellers refusing to contribute. Deals falling apart over "who pays what."

What actually happened (at least in Pembroke Pines):

Not much changed.

Here's the reality:

✅ Most sellers are still offering compensation to buyer agents

✅ It's disclosed outside the MLS (in buyer agency agreements, etc.), but it's still happening

✅ Buyers rarely have to pay their agent out of pocket — the seller contribution covers it in most transactions

Why?

Because sellers want maximum exposure.

And most buyers don't have an extra $10K–$15K sitting around to pay their agent separately. Asking them to do so shrinks the pool of qualified buyers even more.

So does this create leverage for buyers?

Not directly.

But it does remove uncertainty. Instead of deals falling apart over "who pays what," most transactions are moving forward the same way they did before, just with clearer paperwork and disclosures.

In Pembroke Pines, this hasn't become a negotiation battleground. At least not yet.

Could this change? Maybe. In ultra competitive luxury markets or bidding war situations, some sellers might try to shift this cost to buyers. But for the average transaction in the $400K–$600K range? It's business as usual.

5. Where Buyers DON'T Have as Much Leverage as They Think

Let's be real: The market isn't weak. It's balanced.

That means buyers have leverage in some areas but not everywhere.

Here's where buyers are still competing and have limited leverage:

Well priced, move-in ready homes in desirable neighborhoods

If a home is:

It's still getting multiple offers, and sellers still have the upper hand.

In these situations:

Why?

Because good homes in good locations still sell. Inventory may have increased, but quality inventory is still tight.

Homes with unique features buyers want

Pool? Waterfront lot? Oversized corner lot? Premium school zone? Recently renovated?

These homes still command premiums, and sellers know it.

You might get some concessions on repairs or closing costs, but you're not going to steal these homes.

What this means:

If you're buying a home that checks all the boxes and is priced right, your leverage is limited. You can negotiate repairs if there are legitimate issues, but you're not going to get a massive price reduction just because "the market has slowed."

The key: Focus your leverage on the right things. Negotiate repairs. Negotiate credits for deferred maintenance. Keep your appraisal contingency.

But don't expect sellers to drop the price 10% just because you asked.

6. The Big Difference Between Last Year and Now

Here's how I'd sum it up:

Last year was about speed and competition.

Whoever moved fastest and asked for the least won. Buyers had to be aggressive, waive contingencies, and overpay to compete.

This year is about condition and payment.

Buyers have leverage on:

They do not have unlimited leverage on price, especially if the home is well priced and move-in ready.

The market isn't weak. It's balanced enough for negotiation to exist again.

And that's a huge improvement for buyers compared to last year.

7. What Buyers Should (and Shouldn't) Do with This Leverage

DO:

✅ Conduct full inspections. Don't waive them. Period.

✅ Negotiate real issues. HVAC on its last legs? Roof that won't pass insurance? Electrical panel that needs upgrading? These are legitimate negotiation points.

✅ Keep your appraisal contingency. Protect yourself. Don't assume the appraisal will come in at contract price.

✅ Ask for credits instead of repairs. Sellers are more willing to give you money at closing than to coordinate contractors and repairs themselves.

✅ Focus on health, safety, and functionality. Cracked foundation? Plumbing leaks? Mold? These are priorities. Cosmetic stuff? Not so much.

DON'T:

❌ Lowball aggressively on well priced homes. You'll insult the seller and lose credibility. If a home is priced right, your offer should reflect that.

❌ Nitpick cosmetic issues. Asking the seller to repaint the living room because you don't like beige? That's not going to fly.

❌ Use your leverage to be unreasonable. The goal is to negotiate a fair deal not to squeeze every last dollar out of the seller. If you push too hard, they'll walk.

❌ Assume every seller is desperate. Some are. Most aren't. Read the situation. If the home just hit the market and is in great shape, you have less leverage than if it's been sitting for 60+ days with price reductions.

The key: Use your leverage strategically. Focus on things that actually matter, not just things you can ask for.

WHEN BUYERS HAVE THE MOST LEVERAGE

✅ The home has been on the market 45+ days — seller is getting anxious

✅ There are legitimate inspection issues — especially big ticket items like HVAC, roof, or electrical

✅ The home needs insurance related repairs — roof age, four point issues, etc.

✅ Recent comps don't support the asking price — appraisal risk gives you negotiating power

✅ The seller has already moved or is carrying two mortgages — motivated sellers negotiate more

WHEN BUYERS HAVE LIMITED LEVERAGE

❌ The home just hit the market and is priced right — seller has time and confidence

❌ It's in a highly desirable neighborhood — Silver Lakes, Monterra, Embassy Creek, etc.

❌ The home is move-in ready — updated, well maintained, no deferred maintenance

❌ There are multiple offers — competition kills leverage

❌ The seller has no urgency — they're testing the market or can wait for the right offer

WHAT I'D TELL A FRIEND

If you're buying right now, here's what you need to know:

You have more leverage than you did last year but it's not unlimited.

✅ Do full inspections. Don't waive them. If there are real issues, negotiate.

✅ Focus on big-ticket items. HVAC, roof, electrical, plumbing, insurance related issues. These are fair game.

✅ Keep your appraisal contingency. Protect yourself. If it comes in low, you have options.

✅ Don't assume sellers won't contribute to buyer agent commissions. Most still are. It's not the battleground people thought it would be.

✅ Be reasonable. Leverage only works when you're strategic. If you push too hard on a well priced home, you'll lose the deal.

This isn't 2021. But it's also not a clearance sale.

It's a thinking person's market. And that's a big difference from last year.

If you're navigating inspections, repair negotiations, or trying to figure out how hard to push on price, I've got you. Just ask.

Have a question for next week's Ask Mike? Hit reply and ask. I answer every one.