Should I Offer Seller Concessions in Today's Las Vegas Market?

by Ryan Rose

Seller concessions were rare during the frenzy years. Buyers competed so fiercely they wouldn't dare ask for help. That's changed.

With 61.5% of Las Vegas homes selling below asking price and inventory up 26%, buyers have leverage. Concessions are back on the table.

What Are Seller Concessions?

Seller concessions are credits you give the buyer at closing. Instead of reducing your price, you contribute toward their costs. Common uses:

Closing costs. Title insurance, escrow fees, lender fees.

Rate buydowns. Prepaying interest to lower the buyer's mortgage rate. Popular when rates are high.

Repairs. Credit instead of fixing things yourself.

Prepaid expenses. Property taxes, insurance, HOA dues.

Why Offer Concessions?

Keeps your sale price higher. A $500,000 sale with $10,000 in concessions looks better on paper than a $490,000 sale. This matters for appraisals and comparable sales.

Helps buyers afford your home. Many buyers are cash-strapped for closing costs. A concession can make the difference between qualified and not.

Rate buydowns attract buyers. In a 6%+ rate environment, offering to buy down their rate for a year or two makes your home more affordable monthly.

Competitive advantage. When buyers are comparing similar homes, concessions can tip the decision your way.

How Much to Offer

Concession limits depend on the loan type:

Loan Type	Max Seller Concession
Conventional (under 10% down)	3% of sale price
Conventional (10-25% down)	6% of sale price
Conventional (25%+ down)	9% of sale price
FHA	6% of sale price
VA	4% of sale price

Most requests fall in the 2-3% range. On a $500,000 home, that's $10,000-15,000.

When Concessions Make Sense

Your home has sat on the market. After 60+ days, concessions can spark new interest.

Inspection revealed issues. Offering credit instead of making repairs keeps the deal moving.

Buyer is stretching to afford your home. Help them get across the finish line.

You're competing with similar listings. Concessions differentiate you.

When to Push Back

You're priced below market. If you've already discounted, concessions might be too much.

Multiple interested buyers. Leverage works both ways. If you have competition, don't give away money.

The request is excessive. A 3% concession is reasonable. A 6% concession on top of a below-asking offer is a red flag.

The Net Proceeds Math

What matters is your net. Consider:

$500,000 sale price with $10,000 concession = $490,000 net (before other costs)

$490,000 sale price with no concession = $490,000 net

Same result for you. But the higher sale price might help the appraisal and looks better for neighborhood comps.

The Bottom Line

In today's market, be prepared for concession requests. They're a negotiating tool, not an insult. Evaluate each request based on your goals, timeline, and alternatives.

Questions about navigating concession requests on your Las Vegas home? Let's strategize together.

Frequently Asked Questions About Seller Concessions in Las Vegas

Q1: What are seller concessions in real estate?

Seller concessions are credits the seller provides to the buyer at closing to help cover various costs. Instead of reducing the sale price, sellers contribute toward closing costs, rate buydowns, repairs, or prepaid expenses like property taxes and insurance. This strategy keeps the sale price higher while still making the deal more attractive to buyers.

Q2: How much can I offer in seller concessions in Las Vegas?

The maximum seller concession depends on the buyer's loan type. Conventional loans allow 3-9% depending on down payment size, FHA loans allow up to 6%, and VA loans permit up to 4% of the sale price. Most concession requests in the Las Vegas market fall in the 2-3% range, which translates to $10,000-$15,000 on a $500,000 home.

Q3: Is it better to reduce my price or offer concessions?

Offering concessions often works better than reducing your price because it keeps your sale price higher on paper. A $500,000 sale with $10,000 in concessions nets you the same as a $490,000 sale with no concessions, but the higher sale price benefits appraisals and helps maintain neighborhood comparable values for future sales.

Q4: When should I offer seller concessions in the current Las Vegas market?

Consider offering concessions if your home has been on the market for 60+ days, if an inspection revealed issues you'd rather credit than repair, if you're competing with similar listings, or if a qualified buyer is stretching to afford your home. With 61.5% of Las Vegas homes selling below asking price and inventory up 26%, buyers currently have more leverage to request concessions.

Q5: What is a mortgage rate buydown and should I offer it?

A rate buydown is when you prepay some of the buyer's mortgage interest to lower their interest rate, typically for the first one or two years. In today's 6%+ interest rate environment, rate buydowns are particularly attractive because they reduce the buyer's monthly payment, making your home more affordable and competitive compared to other listings.

Q6: When should I refuse a concession request?

Push back on concession requests if you've already priced below market value, if you have multiple interested buyers competing for your home, or if the request is excessive (such as 6% concessions on top of a below-asking offer). Remember that leverage works both ways, and you shouldn't give away money unnecessarily when you have other options.

Q7: Can seller concessions help with buyer repair requests after inspection?

Yes, offering a credit for repairs instead of making the repairs yourself is a common use of seller concessions. This approach keeps the transaction moving forward, allows buyers to choose their own contractors, and eliminates concerns about repair quality. It's often the fastest path to closing when inspection issues arise.

Q8: Are seller concessions common in the 2025 Las Vegas market?

Yes, seller concessions have made a strong comeback in 2025. Unlike the competitive frenzy years when buyers wouldn't dare ask for help, increased inventory and more buyer leverage have put concessions back on the table as a standard negotiating tool. Sellers should be prepared for concession requests and evaluate them strategically based on market conditions.