Sell with Intention
A rate-buydown listing strategy that widens the buyer pool without cutting the price — modeled with seller payoff, complete buyer-payment inputs, and 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
A lender quote determines how much of that credit can be applied to discount points and what permanent rate it can produce.
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. The conventional concession check uses the lower of the selected sale price or entered appraisal; when appraisal is blank, it assumes the sale price is supported.
Buyer monthly housing payment — Principal · Interest · Taxes · Homeowners insurance · Mortgage insurance · HOA
The buyer’s new tax bill resets to the sale price. Mortgage insurance is not estimated from down payment alone; enter the monthly amount from each scenario’s loan quote so the payment comparison remains complete.
Seller’s current mortgage — on the home they’re leaving
The balance is treated as the estimated payoff and is subtracted from every seller-net figure. Actual payoff statements may include accrued interest or fees. The monthly payment is used to separate interest cost from principal that reduces the payoff.
The departing residence — drives the seller’s real carrying-cost tax & insurance
For the most accurate carrying cost, enter the seller’s actual monthly tax and insurance. When either is blank, the calculator estimates it from purchase price, purchase date, and the growth assumptions shown here.
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. This calculator does not derive a rate from the credit: enter a current lender-quoted rate after confirming eligible costs, discount-point pricing, and program limits.
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.