The Real Cost of Waiting

Everyone Thinks They’re Timing it Right

A couple I’ve been working with, let’s call them Mark and Denise, started looking in May.

Solid buyers, pre approved, budget around $700K.

They found a great 4-bed pool home in west Pines… but hesitated.

“We’ll wait until rates come down a little more.” 

That same house is now under contract for $20K more, and insurance quotes in the area have jumped by over $1,200.

The rate? Basically the same.

They didn’t lose the house.

They lost time, leverage, and predictability and that’s the real risk no one talks about when waiting “for the right moment.”

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What You Think You’re Waiting For

Most buyers say they’re waiting for interest rates to drop, and hey, I get it.

But here’s the thing: even if rates do dip (say, from 6.75% to 6.25%), the monthly difference on a $700K home with 5% down is about $265.

Not nothing but not life changing either.

Now compare that to a seller who raises their price $10K… or a home that gets 3 offers instead of one.

Suddenly, waiting for a better deal can put you in a worse one.

The Insurance Wildcard No One Prepares For

Here's where it gets real and local.

Insurance premiums are climbing faster than rates are falling, especially in older homes.

Roof age, plumbing, elevation, flood zone, they all matter more now than they did even six months ago.

We recently saw a policy jump from $3,800 to over $6,100 just because the home had a 17-year-old roof and this was with a clean inspection.

A buyer who thinks they’re saving $200 on the rate may be blindsided by a $500 insurance bill they didn’t plan for.

This isn’t fear-mongering it’s math.

So What’s the Move in Pembroke Pines?

Right now, I’m seeing three types of buyers:

1. The Waiters — Holding out for that magic rate drop that may or may not come

2. The Strategists — Running the full numbers (mortgage + insurance + taxes) and adjusting accordingly

3. The Winners — Making smart offers on solid homes while others hesitate

There’s no one size fits all move.

But what I can tell you is this: waiting doesn’t always mean saving.

And the “deal” you’re hoping for might already be happening, just without you.

Final Thought

Mark and Denise aren’t out of the game.

They’re still looking and now they know better.

But their story isn’t unique.

If you’re watching this market thinking “next month will be better,” I’d challenge you to define better how? Rate? Price? Insurance? Competition?

Sometimes, the smartest move isn’t to wait for the perfect conditions, it’s to move when the total picture works.

Because perfect doesn’t show up on MLS.

But good timing? That’s all about perspective.

Stay Safe,

Mike