Can I ask a seller to pay my closing costs in Houston right now?

Yes, with Houston's inventory up 15.3 percent year over year and average days on market around 45, buyers have real room to ask for seller-paid closing costs on top of a fair price. On a conventional loan with less than 10 percent down, those concessions are capped at 3 percent of the purchase price.

What's the difference between asking for a price cut and asking for concessions?

A price cut reduces what you owe over the life of the loan, while a concession, like seller-paid closing costs or a rate buydown, puts money toward your costs at closing instead. Buyers in a market with this much inventory can often ask for both rather than choosing one.

During my option period in Texas, can I ask for a repair credit instead of making the seller fix things?

Yes, a repair credit negotiated through a contract amendment during your 5 to 7 day option period is common and often easier than requiring the seller to complete repairs before closing. Put the request in writing before your option deadline, typically 5 p.m. on the last day.

Is now a good time to ask for a rate buydown instead of a lower price on a Houston home?

It can be, since a seller-paid rate buydown lowers your monthly payment in a way a price cut of the same dollar amount usually doesn't match as directly. Ask your lender to run both scenarios side by side before you decide which one to request.

How much can a seller pay toward my closing costs on a conventional loan?

On a conventional loan with less than 10 percent down, seller-paid concessions are capped at 3 percent of the purchase price, which works out to about $5,000 to $12,000 on a $330,000 Houston home. The exact cap depends on your down payment and loan type, so confirm the number with your lender before you write the offer.

Market

Houston Buyers Have Room to Negotiate Again: How to Ask for Closing Cost Credits, Not Just a Lower Price

September 6, 2026

Home Buying| General

Houston’s housing inventory rose 15.3 percent year over year through August 2026, and mortgage rates sit near 6.71 percent, which means buyers now have room to ask sellers for closing cost credits, a rate buydown, or repair money instead of only negotiating on price. Most buyers only think to ask for a lower number, and that’s the weaker ask when there’s real inventory sitting on the market.

What Changed in the Houston Market

Houston’s active listings hit 34,089 at the end of August 2026, up 15.3 percent from a year earlier, with 3.5 months of supply compared to 3.0 the year before. Average days on market held at 45, and earlier in the year it ran even higher, 66 days in January, the longest stretch in nearly six years. Meanwhile the average 30-year fixed rate sat at 6.71 percent as of September 3, 2026, a 13-month high, per Freddie Mac. More houses, more time on market, and a rate that isn’t dropping is exactly the mix that gives a buyer room to negotiate.

Concessions vs. a Price Cut, and Why It’s Not the Same Ask

A price cut lowers what you owe over 30 years. A concession, the seller paying part of your closing costs, a rate buydown, or a repair credit, puts real cash toward your costs at closing instead. On a conventional loan with less than 10 percent down, seller concessions are capped at 3 percent of the purchase price, which on a $330,000 Houston home runs about $5,000 to $12,000 depending on how the offer is structured. Asking for both, a fair price and some concessions, isn’t greedy in this market. It’s using the negotiating room the market is giving you right now.

Seller-paid closing costs, capped at 3 percent of price on a low-down-payment conventional loan.
A temporary or permanent rate buydown, paid by the seller instead of a price reduction.
Repair credits negotiated during your option period, instead of requiring the seller to do the work.

How Does This Work Inside a Texas Option Period?

Texas contracts give buyers a negotiated option period, typically 5 to 7 days, for an option fee of $100 to $500 paid directly to the seller and non-refundable. That window is when you inspect the house and then negotiate, through a contract amendment, whatever you found: a price adjustment, a repair credit, or seller-paid costs, before the option deadline, usually 5 p.m. on the last day. Bring your ask before that deadline, in writing, through your agent, rather than assuming it will get worked out verbally.

What We Tell Houston Buyers Right Now

We build every buyer’s offer around the comparable sales, not a guess at what feels fair, and in a market with this much inventory, that number includes concessions as often as it includes a lower price. If a house has sat 60-plus days, asking for seller-paid closing costs on top of a fair price is a normal, well-supported ask, not an insult to the seller. If you’re the one selling instead of buying, we’ve covered whether waiting for rates to drop helps you in a companion piece.

Talk to your lender about what a 2-1 buydown costs the seller compared to a straight price cut before your agent writes the offer. The math is different than most buyers expect, and knowing it before you negotiate is worth more than knowing it after. Our Buyers Guide covers the rest of the process, start to finish.

Frequently Asked Questions

Can I ask a seller to pay my closing costs in Houston right now?: Yes, with Houston's inventory up 15.3 percent year over year and average days on market around 45, buyers have real room to ask for seller-paid closing costs on top of a fair price. On a conventional loan with less than 10 percent down, those concessions are capped at 3 percent of the purchase price.
What's the difference between asking for a price cut and asking for concessions?: A price cut reduces what you owe over the life of the loan, while a concession, like seller-paid closing costs or a rate buydown, puts money toward your costs at closing instead. Buyers in a market with this much inventory can often ask for both rather than choosing one.
During my option period in Texas, can I ask for a repair credit instead of making the seller fix things?: Yes, a repair credit negotiated through a contract amendment during your 5 to 7 day option period is common and often easier than requiring the seller to complete repairs before closing. Put the request in writing before your option deadline, typically 5 p.m. on the last day.
Is now a good time to ask for a rate buydown instead of a lower price on a Houston home?: It can be, since a seller-paid rate buydown lowers your monthly payment in a way a price cut of the same dollar amount usually doesn't match as directly. Ask your lender to run both scenarios side by side before you decide which one to request.
How much can a seller pay toward my closing costs on a conventional loan?: On a conventional loan with less than 10 percent down, seller-paid concessions are capped at 3 percent of the purchase price, which works out to about $5,000 to $12,000 on a $330,000 Houston home. The exact cap depends on your down payment and loan type, so confirm the number with your lender before you write the offer.

Questions about your situation? Peter and Vicky are a call away — get in touch or start a home search.