Sell with Intention
A rate-buydown listing strategy that widens the buyer pool without cutting the price — modeled with full PITIA payments and real carrying-cost math.
New to this? Here’s how it works in 60 seconds
01
List higher, credit it back
The seller raises the price by the concession amount, then credits that exact amount to the buyer at closing.
02
Buyer uses credit to buy down rate
That credit permanently lowers the buyer’s interest rate, which lowers their monthly payment.
03
Lower payment = bigger buyer pool
Buyers who were priced out at market rate now qualify — more showings, more offers.
04
Seller is protected, not banking on a win
Even with zero extra offers, the seller lands within a hair of their original net. Any competition on top is free upside.
Why would a seller agree to this?
Be straight with sellers: at the floor case, this doesn’t net them more money. The pitch isn’t “you’ll make more.” It’s this:
It de-risks the sale
The Standard List’s full net only happens if it actually sells at asking. In a rate-constrained market, that’s the optimistic case — not the safe one.
More buyers = more certainty
The expanded pool is really an argument about the odds of selling at all — not just the price if it does.
Upside is free
The concession is already granted structurally. Competition on top of that costs the seller nothing extra to capture.
It avoids the price-cut spiral
A breakeven sale that closes in 30 days beats a “maybe better” outcome that costs 3 months of carrying costs and a public price cut.
Customize for each client — all numbers update live
Property
This is the price you and the seller agree to list at before the Full House strategy is layered on top.
Buyer PITIA on the new home — Principal · Interest · Taxes · Insurance · HOA
The buyer’s new tax bill resets to the sale price, so these rates apply to what they pay — not the seller’s old tax bill below.
Seller’s current mortgage — on the home they’re leaving
What the seller still pays every month on this home — used to show the real cost of waiting for a buyer.
The departing residence — drives the seller’s real carrying-cost tax & insurance
Property tax is usually locked in near the purchase price and grows slowly from there (most states cap annual reassessment growth — 2% is the California/Prop 13 standard; adjust for other states). Insurance isn’t capped the same way — premiums have been climbing well ahead of tax assessments in most markets, which is why it gets its own, faster growth rate. Both compound forward from the purchase date, not from today’s list price.
The Full House — rate buydown strategy
The concession is added on top of the list price above, then credited back to the buyer at closing to buy down their rate.
The Standard List Fail — the cost of sitting on the market
Sourced, not guessed: Redfin puts the average single price cut at 4% of list price (steady for two years as of April 2026). Zillow separately found homes needing more than one cut average about $25,000 cumulatively on a ~$390k median home (~6%). The default here uses the single-cut Redfin figure — raise it if this market is running multiple rounds of cuts.
Net proceeds at a glance
The honest comparison before the details below — floor case shown for The Full House, not an assumed bidding war.
The real risk — single buyer vs. competing buyers
The Standard List
1 buyer means zero negotiating leverage
Buyer knows they’re alone — negotiates down
No price discovery — first offer sets the ceiling
Seller must take it or wait with carrying costs
Days on market accumulate, price cuts follow
The Full House
Bigger pool means better odds of multiple buyers
If they show up, they don’t know who else is competing
Even zero competition lands within reach of baseline
Public price never drops, even if it sits longer
Any real interest above the floor is pure upside
All figures are estimates for illustrative purposes only. Actual payments, rates & proceeds may vary. Not a commitment to lend. Daryn Fillis · NEO Home Loans · NMLS #1988371.