If you want better leverage, start with how quickly homes are actually moving.
If you are trying to decide whether you need to move fast or stay patient, my answer is to respect the pace instead of guessing. In Lake Las Vegas, NV, a typical sale took 38 days over the previous 30 days, which tells me there is still room to be selective without assuming every home will disappear overnight.
That timing matters because the overall setup is not a pressure-cooker market. Over the previous 30 days, supply stood at 9.35 months, recent offers closed at 98.4% of asking, and the typical sold price was $760,000 in Lake Las Vegas, NV. I read that as a market where strong homes can still sell well, but buyers do not have to write blind, rushed offers.
For a purchase decision, the biggest mistake is using one headline number and ignoring the rest. When supply is this deep, I want you comparing the asking price to the recent typical sold price, the home's price per square foot, and how long similar homes have taken to move, because leverage usually lives in that gap between asking and actual execution.
Build a short list and rank it by time on market. Write offers from the recent 98.4% of asking level, then adjust only if the home has unusual demand. Use the 38-day typical sale timeline to stay disciplined and avoid chasing a property just because it looks polished online.
