Negotiating a Home Purchase: What to Ask for Beyond the Price

7 September 2025

Buying a home is more than just a financial transaction; it’s an emotional journey, a delicate dance of give and take. Everyone focuses on the price, but the real magic happens in what lies beyond—a world of hidden perks, overlooked benefits, and small victories that can make a house feel like home before you even move in.

So, before you shake hands or sign on the dotted line, let’s talk about the unsung heroes of home negotiations—the extras you can ask for that might save you money, stress, and even regret.

1. Closing Costs: Who’s Paying the Bill?

Money may not grow on trees, but when it comes to closing costs, you might just find a way to keep a few extra dollars in your pocket. These costs typically range from 2% to 5% of the home's price, covering everything from loan origination fees to title insurance.

Instead of shouldering the entire burden, why not ask the seller to chip in? Depending on market conditions, a motivated seller might agree to pay a portion, or even the entire amount, helping you save thousands at the closing table.

Pro tip: If the seller is unwilling to lower the asking price, negotiating closing costs is a strategic way to get a better deal without technically reducing the home's value.

2. Home Warranty: Peace of Mind for Free

Imagine moving into your dream home, only to have the water heater fail within weeks. Nightmare, right? That’s where a home warranty comes in.

A home warranty covers major appliances and systems—things like the HVAC, plumbing, electrical, and major kitchen appliances—usually for at least a year after purchase. Sellers will sometimes include this as an incentive, especially if their home is older. Asking for a home warranty can give you peace of mind and prevent unexpected repair costs from raining on your parade.

3. Repairs and Upgrades: Fix It Before You Move In

During the home inspection, you’ll likely uncover minor (or major) issues. Instead of taking on the responsibility yourself, negotiate to have the seller fix them before closing.

Some common items worth negotiating include:
- Roof repairs – A damaged roof is an expensive fix, and most sellers would rather handle it than risk losing a buyer.
- Plumbing and electrical issues – Safety first! Faulty wiring or leaks can be costly, so get them addressed upfront.
- HVAC maintenance – Nobody wants to move in and realize the AC doesn’t work in the middle of summer.
- Pest control – A termite problem is not a housewarming gift you want to receive.

If the seller refuses to make repairs, ask for credits or a reduction in price so you can handle them yourself after closing.

4. Appliances and Furniture: Why Buy New When You Can Negotiate?

That shiny stainless-steel refrigerator? Those perfectly matched washer and dryer units? They don’t always have to leave with the seller.

Often, sellers are willing to include major appliances, furniture, or even outdoor equipment in the sale—especially if they don’t want to go through the hassle of moving them. If the home comes furnished or partially furnished, consider negotiating for pieces you love.

What should you ask for?
- Kitchen appliances (fridge, stove, dishwasher, microwave)
- Washer and dryer
- Outdoor furniture
- Light fixtures and window treatments

This not only saves you money but also makes your move-in process smoother.

5. Closing Timeline: Make It Work for You

Time is money, and the closing timeline can be just as valuable as any financial concession.

Need extra time before moving in? Ask for an extended closing. Want to move in ASAP? Negotiate an earlier close. If the seller has already bought another home, they may be eager to speed up the process. On the flip side, if they need more time, they might be willing to offer financial incentives in exchange for flexibility.

Bonus Tip: You can even negotiate a lease-back agreement, where the seller rents the property from you for a short period after closing. This is ideal if they need a little more time before vacating but you don’t mind waiting.

6. Inspection Contingencies: Cover Your Bases

A home inspection is your best friend—it uncovers hidden issues that could cost a fortune down the road. While inspections are standard, don’t just settle for a general one.

Consider negotiating additional inspections for things like:
- Mold and radon testing
- Sewer line inspections
- Foundation and structural evaluations
- Roof assessments

If something concerning pops up, you’ll have leverage to ask for repairs, credits, or even walk away if the issues are serious enough.

7. HOA Fees and Assessments: Get Clarity Before You Commit

If you're buying in a neighborhood with a homeowners association (HOA), don’t let unexpected fees catch you off guard.

Some sellers may be willing to prepay HOA dues for a few months or even a year to sweeten the deal. Additionally, check if there are any special assessments coming up—these are extra costs homeowners must pay for community improvements, and you don’t want to inherit an expensive surprise.

Ask about:
- Monthly or annual HOA fees
- Pending assessments or planned projects
- HOA restrictions (pets, rentals, renovations)

A little research here can save you money and future headaches.

8. Landscaping and Curb Appeal: Why Not?

That picture-perfect yard you fell in love with? It takes work—and sometimes, a fair amount of cash—to maintain.

Before closing, consider negotiating for lawn care services, tree trimming, or even additional landscaping work. Some sellers may agree to cover sprinkler system repairs, fence maintenance, or even mulch and flower bed improvements to enhance the home's curb appeal.

This is especially useful if the home has a large yard, tricky landscaping, or any exterior work that could be costly.

9. Seller Concessions: The Hidden Goldmine

Seller concessions are financial incentives the seller offers to the buyer to help with purchase costs. Beyond closing costs, you can negotiate for:
- A home credit for upgrades – Want to redo the kitchen countertops? Ask for a credit to offset your renovation costs.
- Property tax prepayments – In some cases, sellers might agree to prepay property taxes to help ease your financial burden after moving in.
- Paying points on your mortgage – Sellers can help buy down your interest rate, reducing your monthly mortgage payments.

Every little bit counts when you're making such a big investment.

10. A Thorough Walkthrough: The Final Checkpoint

Before signing your life (and your bank account) over, schedule a final walkthrough. This is your last opportunity to ensure all agreed-upon repairs have been made, appliances are in working order, and the home is in the condition you expect.

What to check:
✔️ Repairs completed as promised
✔️ No new damage since the inspection
✔️ Appliances and plumbing working properly
✔️ All agreed-upon items (like curtains or fixtures) are still in place

If anything seems off, speak up before closing. Once the deal is done, it’s much harder to make changes.

Final Thoughts: It’s Not Just About the Price

Negotiating a home purchase isn’t just about knocking a few thousand dollars off the asking price—it’s about getting the best overall deal. From closing costs to appliances, repairs, and even seller concessions, there’s a world of value waiting to be claimed.

So, what’s the key takeaway? Don’t be afraid to ask. In real estate—as in life—the worst they can say is no. But the best? Well, that could mean thousands saved, stress avoided, and a smoother transition into the home you’ve always dreamed of.