1995 Sales Low, Builder Incentives, Closing Cost Math

OverviewShelly Winter and Deborah Morton of Clareo Group unpack why national home sales just hit a 1995-level low, what that mix of tight resale supply and longer days on market means in Georgia, and how buyers can win with new construction incentives. They cover ethics during crises, true closing costs, roof and insurance hurdles, and smart ways to package price and credits so both sides close.Key TakeawaysResale supply is tight while some listings sit longer and trim price.New construction inventory is up, and builder credits can fund rate buydowns.Converting a price cut into points can move a ~7% quote toward mid 6s.After a loss, the mortgage still must be paid; coverage gaps are painful.First time buyers often use 3% to 5% down; closing costs near ~3% of the loan, FHA higher.Days on market matter: perception shifts near 30, 60, 90 days.Bring your own agent for new builds; the site rep serves the builder.Caller Q&AEd, Lake Spivey: Multiple offers asked for large credits. Option: raise price with a seller credit if the appraisal supports it, or wait for a cleaner net.Randall: Limited cash and a 401k loan. Find the right house, let your agent structure terms that fit funds and income.Cynthia: Pre-approvals typically last 90–120 days; your lender can refresh.John, roofing: Roofs 10–20 years draw underwriting and insurance scrutiny even if not leaking.Looking AheadExpect spring re-lists from 2024 withdrawals and expirations.If rates slip under 6, demand widens fast under ~$400k.Builders will keep pairing credits with preferred lenders to move finished homes.Model total monthly early: principal, interest, taxes, insurance, HOA.Practical TipsFor OwnersPrice to current comps and pair with spotless condition and scent control.Pre-inspect big items, especially the roof and HVAC.If credits are requested, test price-up plus credit paths against likely appraisal.For BuyersAsk about builder credits for points; compare permanent vs temporary buydowns.Underwrite the full monthly before you offer.Bring your own agent for new construction to protect your priorities.Timestamps00:04 1995-level sales and Georgia impact02:15 New construction inventory and incentives03:48 Turning credits into lower monthly payments11:18 Ed on closing costs, credits, appraisals28:57 Randall’s thin-cash plan; Cynthia’s pre-approval window31:08 John on roof age and insurabilityResources & ContactWebsite: insidegeorgiarealestate.com Email: [email protected] Call: 404-872-0750 • 1-800-WSB-TALK Instagram: @theagency.atlanta • @insidegeorgiarealestateNot legal or tax advice. Verify details with your county, insurer, lender, and attorney.