Nationally, the balance has shifted decisively toward buyers. Redfin estimates that September had 62.6% more sellers than buyers, the widest gap in its records dating to 2013. That is the basis for calling this one of the best buyer’s markets in years: buyers who can act have more leverage, not a guarantee that every home is a bargain.

The National Association of Realtors reported that September contract signings fell 7.3% from August and 11.3% from a year earlier. Those are pending sales, not a drop in home prices. They show weaker buying activity, which can make a serious, well-prepared offer more valuable to a seller.

Redfin also estimates that the Orlando metro had more than twice as many sellers as buyers in September. And 43.5% of Orlando sales in Redfin’s agent-reported sample included seller concessions during the three months ending August 31. Those concessions can include repairs or help with closing costs; that measure excludes reductions in the purchase price.

Here is where I would put that information to work. Compare the asking price with recent comparable sales and the homes you could buy instead. Look at the listing history, any previous reductions and the work the property needs. Then decide which requests would improve your purchase: a lower price, specific repairs, or a seller contribution toward eligible closing costs. Ask your lender to confirm what credits your loan allows.

A lower asking price is not automatically good value, and a long listing period does not prove the seller will accept less. The opportunity comes from identifying a home where the evidence supports your offer and negotiating the terms that matter to you. Well-priced homes can still draw competition.

Waiting for lower rates traditionally brings more buyers to the market and drives prices up. The best opportunities for buyers are available when interest rates are higher and other buyers are holding back. Today’s negotiating room is worth exploring while it exists. Keep one guardrail: the full cost of owning the home must work for you now, without depending on a future refinance. Beyond that, I would focus on the deal you can make, rather than trying to predict the perfect moment.