How to Ask For Seller Concessions in 5 Minutes (Even When It Feels Awkward)

By Diana L. Marquez, Real Estate Agent | CA DRE #01418705 | eXp Realty of Southern California, Inc., DRE #02187306
Field notes | Supporting article | October 27, 2026

Asking a seller to help with closing costs or a rate buydown can feel uncomfortable. It doesn’t have to be confrontational. A clear, respectful request, based on your lender’s numbers and the property’s market context, gives both sides something practical to consider.

I help buyers understand the options in plain language, prepare thoughtful offers, and stay involved in each decision. Here’s a quick framework for making the request.

What Is a Seller Concession?

A seller concession is an agreed credit that helps cover certain buyer costs at closing. Depending on your loan program and lender approval, it may go toward eligible closing costs, prepaid expenses, discount points, or a mortgage-rate buydown.

It is not normally cash handed to the buyer. The credit must be used for permitted costs, and you generally can’t receive more than the amount you’re allowed to use. Ask your lender to calculate the eligible costs before deciding how much to request.

When to Ask

A concession request can make sense at different points in a transaction. Consider the property and the seller’s situation rather than relying on a single rule.

• After first-weekend feedback: If the listing has had showings but little interest, the seller may be open to discussing terms. Ask what feedback has come in and whether the seller has a preferred timeline.
• On a “newly adjusted” or “price-improved” listing: The seller has already responded to the market. A credit may be another way to make the terms work while preserving the listed price.
• For a stale condo listing: A longer marketing period, limited activity, and several comparable options may provide room to negotiate. In some condo submarkets, supply can approach 7.7 months, but that figure is local, not a statewide California measure. Confirm the current supply, listing history, and comparable sales for the specific area or building.
• After an inspection: If the inspection identifies a significant issue, you can discuss a repair, a credit if permitted, or another contract solution. Keep the request tied to the findings, and talk with your agent and lender before changing the terms.

The seller’s reasons matter, too. A seller may value a predictable closing, a particular timeline, or a strong offer with fewer complications. A respectful conversation leaves room to understand those priorities.

How Much Should You Ask For?

There isn’t one concession amount that fits every home or loan. Start with your lender’s estimate of eligible costs and the actual amount needed for the buydown or closing expenses you’re considering. Then compare that with the property’s history, recent comparable sales, and the seller’s likely net proceeds.

For a simple illustration, a buyer considering an $800,000 home might ask the lender to model an $8,000 credit, about 1% of the purchase price, if that amount matches eligible costs and fits the loan rules. That is an example, not a recommended amount or entitlement. A smaller or larger request may be more appropriate depending on the transaction.

Avoid choosing a number just because it sounds like a good opening bid. An unsupported request may make the offer harder to assess. A specific, explainable figure gives the seller a clearer choice.

Credit or Price Reduction?

A price reduction lowers the purchase price and, if the buyer is financing, usually lowers the loan amount. A seller credit may instead help cover eligible costs or reduce the initial mortgage payment through a buydown. They solve different problems.

At the October 22 survey, Freddie Mac reported a 30-year fixed average of 7.32%, down from 7.40% the prior week. As of October 27, the briefing available to me put daily lender averages around 7.38%, FHA rates around 7.24%, and jumbo rates around 7.69%. These are market snapshots, not personal quotes. The Federal Reserve meets October 27–28; expectations in the briefing were for it to hold rates, with a possible December hike. None of this guarantees that mortgage rates will rise or fall next.

At rates around 7.3%, a lender-priced buydown may make a more noticeable difference to the buyer’s initial monthly payment than a small price change. But the result depends on the loan amount, credit cost, taxes, insurance, time in the home, and whether the lower payment is temporary or permanent. A temporary 2-1 buydown lowers payments for its introductory period; after that, the payment returns to the note-rate amount. Buyers generally need to qualify based on the full payment.

Ask your lender to compare the options side by side: the cost of a buydown, the estimated monthly savings, the break-even period, the cash needed at closing, and the payment after any temporary reduction ends. A credit can help preserve the agreed purchase price, but it does not automatically make it better than a price reduction. Keeping the comp value may matter to a seller, while the buyer needs a solution that works with their budget and loan approval.

A Simple Script

You can keep the request short. For example:

“We’re interested in moving forward. Based on our lender’s estimate, would the seller consider a credit of $____ toward our allowable closing costs and a rate buydown, subject to lender approval? This would help us manage the upfront costs while keeping the agreed purchase price and comparable-sale context in view. We understand the seller may have different priorities and are open to discussing the terms.”

Have your lender verify the exact credit language and amount before the offer is submitted. You might include the request in the offer itself, particularly when the estimated costs are already clear. If you’re responding to inspection findings, discuss any proposed change after the inspection and follow the contract process. Your agent can help you present the request clearly without making assumptions about the seller’s response.

Check the Loan Limits

Seller-paid amounts are subject to the loan program, occupancy, loan-to-value ratio, actual eligible costs, and lender review. The limits are not interchangeable:

• Conventional: Under Freddie Mac’s financing-concession guidance, limits for a primary residence or second home generally vary from 3% to 9%, depending on the loan-to-value ratio. Investment-property financing concessions are generally capped at 2%.
• FHA: Interested-party contributions are generally limited to 6% for eligible costs. Contributions above the limit or above actual permitted costs can affect the mortgage calculation. See HUD’s FHA guidance.
• VA: VA distinguishes customary closing costs from “seller concessions.” Certain concession items are generally subject to a 4% cap, but ordinary allowable closing costs are treated separately. VA’s home-loan closing-cost guidance explains the distinction.

These are general summaries, not a substitute for checking the specific loan. Ask your lender to confirm the current cap, how the proposed credit will be counted, and whether the credit can be fully used. Rules and lender overlays can differ.

If the Seller Says No

A “no” is information, not a judgment on your offer or your circumstances. Before negotiating, decide what the purchase looks like without the concession:

• Can you cover the closing costs from available funds?
• Is the full mortgage payment manageable after a temporary buydown ends?
• Would a different purchase price, credit amount, or closing timeline make sense?
• If the terms don’t work, are you comfortable stepping back?

That is your walk-away math. It helps you respond thoughtfully instead of agreeing to terms that don’t fit your budget. If the seller declines, you can ask whether another structure is possible, or decide, with your agent and lender, that this isn’t the right fit.

A Clear Next Step

A good concession request is specific, lender-checked, and respectful of both sides. You don’t need to know every rule before you ask. Start with the numbers, explain what would help, and give yourself room to consider the response.

If you’d like support reviewing an offer or preparing questions for your lender, you’re welcome to connect with me. I’ll help you understand the choices in plain language, without rushing you.

This article is general educational information, not lending, tax, or legal advice. Loan-program rules and costs vary. Confirm eligibility and concession limits with your lender, and consult a CPA or attorney about tax or legal questions.

Diana L. Marquez | CA DRE #01418705 | eXp Realty of Southern California, Inc. — DRE #02187306