I Don’t Always Agree With Dave Ramsey. But on This Housing Market, He’s Right.

I don’t always agree with Dave Ramsey. Over the years, he has made plenty of comments about money, debt and real estate that I would approach differently. But on this particular issue, he is right: waiting around trying to perfectly time the housing market can be one of the biggest mistakes a buyer makes. In fact, I would go even further. Some of the best opportunities to buy real estate happen when the market feels uncomfortable, homes are sitting longer, sellers are more motivated, and other buyers are too nervous to make a move.

That is exactly what makes this market interesting. Realtor.com reported that housing inventory and the amount of time homes spend on the market have been increasing consistently, while median list prices have also shown signs of softening. At the same time, mortgage rates have kept many buyers on the sidelines. That combination creates something buyers have not had much of in recent years: negotiating power. When a property has been sitting for 30, 60 or even 90 days, a seller may be much more willing to discuss price, closing-cost assistance, repairs, credits or other concessions. Compare that with the frenzy we saw when buyers were waiving inspections and bidding tens of thousands of dollars over asking price just to get a contract accepted.

The irony is that many buyers are waiting for mortgage rates to fall before they enter the market. But they are not the only ones waiting. If rates drop significantly, thousands of sidelined buyers could come rushing back at the same time. Then what happens? Competition increases. Multiple offers return. Sellers regain leverage. And the house you might have negotiated on today could suddenly cost more tomorrow. You can potentially refinance a mortgage later if rates decline. You cannot refinance the purchase price you agreed to pay because six other buyers were fighting you for the property. Sometimes the better deal is buying when the crowd is afraid, not when everyone suddenly feels confident.

Ramsey’s message is also important for sellers because this is certainly not a market where owners should simply give up and wait. Sellers can still win, but they have to understand the market they are actually in. Homes need to be priced correctly from the beginning. Buyers now have choices, and an overpriced property can sit while properly priced homes continue to sell. Realtor.com noted that more sellers appear to be pricing realistically rather than starting too high and repeatedly cutting their asking price. That is smart. The goal is not to “test the market.” The goal is to create urgency.A well-priced, properly prepared and aggressively marketed property can still attract serious buyers.

There is another valuable point Ramsey makes: buyers should stop waiting for perfect circumstances and start creating a financial plan. That means building the down payment, preparing for closing costs, maintaining emergency reserves and understanding exactly what monthly payment fits comfortably within the household budget. The article uses the example of a $40,000 down payment, which becomes a much more manageable goal when broken into monthly savings over a defined period. Ramsey also warns buyers against raiding existing retirement accounts to purchase a home. The bigger lesson is simple: instead of spending the next two years predicting interest rates, use that time to become financially ready to act.

This is where I completely agree with Ramsey: the crowd is usually most excited about buying when the negotiating opportunity is disappearing. Buyers wanted desperately to purchase homes when there were bidding wars, almost no inventory and sellers controlled every conversation. Now we have more inventory, longer days on market, motivated sellers and fewer competing buyers, and suddenly people are afraid to buy. That makes no sense. Sellers should understand that buyers are still out there, but they have to price and market their homes strategically. Buyers should recognize that today’s slower market may provide opportunities that disappear when rates eventually improve. Real estate rewards people who are prepared to move when opportunity appears, and sometimes the best opportunity arrives precisely when everyone else is still sitting on the sidelines.