Sellers, take note—buyer behavior has changed.
The emotional land grab of 3% interest rates is over. Today’s buyers are more cautious, less forgiving, and increasingly strategic. If you’re thinking of selling, understanding this shift—and preparing for it—is non-negotiable.
Let’s rewind for a second.
Back during the COVID boom, low interest rates created a frenzy. Homes sold in days—often with multiple offers and no contingencies. Buyers removed every safeguard upfront, knowing if they didn’t, someone else would. It was fast, intense, and unforgiving.
But flash forward to today, and it’s a different game entirely.
Yes, the best homes—strategically priced and expertly presented—still attract competition. But with interest rates hovering in the mid-6% range, political instability both at home and abroad, and whispers of a tariff-fueled recession, buyers are taking fewer risks. They’re keeping their contingencies. And one of the biggest ones right now? Insurance.
Here’s what we’re seeing:
Buyers are uncertain about whether they can get insured—and rightfully so. That’s why at Cush, we now include insurance quotes in the disclosure packages of our listings. It’s one of many steps we take to stay ahead of the market, reduce friction for buyers, and avoid late-stage surprises.
Still, contingencies are tricky. Even if a buyer includes what seems like a reasonable insurability clause, it can be used as a backdoor exit. And yes, we’ve seen it firsthand.
Case in point:
One of our recent listings went into contract with buyers who swore the home was “the one.” They just needed a few days to confirm insurance. No problem—until 24 hours later, they backed out. I sourced a very reasonable insurance quote and sent it over, thinking I’d saved the deal. But their agent replied that they weren’t moving forward—regardless.
Was I frustrated? Of course.
We’d spent two months prepping that home, ran a targeted marketing campaign with four open houses, and accepted what we believed was a strong, committed offer. But here’s the truth: without tight parameters around contingencies, especially insurability, a buyer can walk—even if coverage is readily available.
The takeaway?
If you’re selling in 2025, you need more than a sign in the yard.
You need strategy. You need leverage. And you need to tighten your contracts.
Include terms like: “Insurance must be obtainable for $8,000/year or less,” or “Buyer may cancel only if no coverage can be secured from a reputable provider.”
Because otherwise, you’re not just selling a home.
You’re gambling on someone else’s second thoughts.
And in a world where the rules feel more fluid than ever…
Why take the chance?
If you’re considering selling, now is the time to get strategic.
Let’s talk about how to position your home to win in today’s buyer-sensitive market. With Cush Real Estate, you’re not just listing—you’re leveraging every advantage.
Call me anytime. Let’s get it right from the start.
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David Higgins
Founder, Cush Real Estate
Top-Producing Realtor | Award-Winning Market Leader