Recent deal terms suggest buyers can still be firm when the numbers and timing support it.
If you are buying in Glendale, NY right now, you do not need to assume every seller holds the upper hand. My rule is simple when supply is this full and the typical sale pace stretches to 65 days, I look for homes where timing gives you a real opening instead of bidding emotionally.
Over the previous 30 days, Glendale, NY had 7.4 months of supply, and the typical sold property closed at 98.2% of asking. That combination tells me not every deal is closing at full price. A typical sold price of $1,017,000 against a typical asking price of $1,250,000 only reinforces that buyers need to push for value, not just access.
The pending list also gives me a useful clue. Over the last three months, pending properties had a typical price of $1,194,000 and a typical time to go pending of 34 days, but individual pending listings ranged from 21 days to 220 days. That spread tells me some sellers are getting traction quickly while others wait a long time, and that is exactly where negotiation discipline matters.
Prioritize listings that have been on the market longer. Anchor your offer to recent closed sales, not seller expectations. Keep inspection, financing, and timing organized before you shop so you can negotiate from a calm position. Short and clear wins.
