Should I Wait for Rates to Drop, or Buy in Weld County Now and Negotiate Concessions?

If you find the right home and the payment fits your budget today, I'd lean toward buying now and negotiating seller concessions while buyers have the upper hand. If rates come down later, you can talk to your lender about refinancing, but this much negotiating room might not be around once more buyers jump back in.

What I'm seeing in my own deals

Ok so. Here's what I can tell you from my own transactions. Every deal I've been a part of lately has had seller concessions in it. Every single one. On one recent closing, part of the seller concession even paid for the buyer's home warranty.

Buyers get to be picky right now, and they know it. That's why I keep telling sellers they need to hit the market with their very best foot forward.

I'm also seeing lots of first-time buyers come into the market, and the lenders I work with have been getting them some really great terms overall.

Rates have been trending well the last couple of weeks. With that being said, my lender friends have been waiting with bated breath to see what happens after Election Day. Nobody knows which way rates go from here, and I'm not going to pretend I do.

Why this matters so much in Greeley

Greeley is one of the more affordable markets in Northern Colorado. Brandon Wells of The Group told BizWest that also makes it more price sensitive, because more Greeley buyers depend on financing. When rates creep up, it hits what they can afford harder. BizWest also reported the median price in Greeley dropped 3.1% over the past year, to $435,000.

So a concession that covers your closing costs or buys down your rate goes right at the thing that pinches Weld County buyers the most. That help shows up at the closing table, right when you need it.

The numbers

• Rates: The 30-year fixed averaged 7.24% for the week of Oct 29, 2026, down from 7.32% the week before. A year ago it was 6.17%. (Source: Freddie Mac Primary Mortgage Market Survey, Oct 29, 2026)
• Concessions: In BizWest's Oct 11, 2026 story, Re/Max Boulder broker Jay Kalinski said "We are close to 50% of all homes closed with concessions of one kind or another." Boulder County Realtor Teresa Lomax put the average concession at around $12,000. Those are Front Range brokers' numbers, not Weld County MLS data, but they line up with what I'm seeing here. (Source: BizWest, "Home sellers grapple with new normal," Oct 11, 2026)

My honest take

If you're pre-approved and you find a home you love, don't sit around waiting for a magic rate. Ask for concessions now, while sellers are willing to give them. If rates drop later, we call your lender and see whether a refinance pencils out.

And if the payment doesn't work today, that's ok too! Let's figure out what number does work for you and watch the market together. Trust me, there's no shame in waiting when waiting is the smart call for YOUR budget.

FAQ

What are seller concessions?
It's money the seller agrees to put toward your costs at closing, like closing costs or a rate buydown. Your loan type sets a limit on how much the seller can contribute, so your lender will tell you your max.

Can a seller concession lower my interest rate?
Yes. The seller can pay for a rate buydown, either for the first year or two or for the life of the loan. Your lender can show you which one saves you more.

What if rates drop after I buy?
You may be able to refinance. Refinancing has its own closing costs, so it only makes sense if the savings are worth it. There's no guarantee rates will drop, so make sure the payment works for you as it is today.

Are first-time buyers getting concessions too?
From what I'm seeing, yes. Every deal I've been part of lately has had them, and my lenders have been finding first-time buyers great terms.

Let's talk

If you're on the fence about waiting or buying, let's grab a coffee and look at your real numbers. No pressure either way. I'm Sonja Belfiore with Belfiore & Co. at eXp Realty, and I help buyers in Greeley, Windsor and Northern Colorado.