Yes, you can often offer below asking on a Las Vegas home that has sat for 60 days or more, but the discount is only one piece. In many cases the terms you wrap around the number (timeline, contingencies, closing date, credits) decide whether a seller says yes. Your specific outcome depends on the home’s condition, its price history, and what else is on the market near it.
I have written offers on stale listings for 20+ years, and the buyers who get a yes are rarely the ones who send the lowest number. They are the ones who understand why the house is still sitting and build the offer around that.
Why has the home been sitting 60+ days?
Start here, because the answer changes your offer. A listing that stays on the market usually falls into one of these buckets:
| Likely reason | What to look for | How it shapes your offer |
|---|---|---|
| Priced above the comps | List price above recent closings of similar homes, no price changes yet | A price-focused offer backed by comps is usually the right lead |
| Condition or dated features | Old flooring, original kitchen, deferred maintenance, weak photos | Consider a price offer plus a repair credit instead of asking for repairs |
| Location or lot issue | Busy street, power lines, flight path, backs to a wash or commercial use | Price is the main lever; the seller cannot fix the lot |
| Failed prior contract | Back on market, a “BOM” note, a short second listing history | Ask why it fell out; certainty and a clean timeline may matter more than the last dollar |
| Seller is not motivated yet | No price cuts, showings limited, rigid remarks | A low offer may simply be ignored; do not burn goodwill |
Your agent can pull the price history, days on market, and any prior pending status from the MLS before you write a word. That history is the best free negotiating information you will get.
How much below asking can you offer on a stale listing?
There is no safe percentage I can give you, and anyone who quotes one is guessing. What I can tell you is how to find a defensible number: start from recent closed sales of the most similar homes in the same neighborhood, adjust for condition and features, and compare that to the list price. If the home is priced above that range, your offer has a reason behind it. If it is already priced at the comps, a deep cut reads as a lowball.
For national context, Redfin’s October 2025 report showed the typical U.S. home selling about 1.5% below its final list price, with a median of 51 days on market (Redfin, November 2025). That is a national figure and an older one, so treat it as background, not a target. For Summerlin specifics on how days on market and sale-to-list ratios relate, read Overpricing Your Summerlin Home in 2026, and for how neighborhoods compare on price, see Summerlin by Zip Code.
What makes a below-asking offer stronger than the price alone?
Sellers of long-listed homes are usually tired of showings and uncertainty. These terms can carry real weight:
- A clean financing profile. A full pre-approval letter and, where it fits your situation, a larger earnest money deposit show you can close.
- A flexible closing date. If the seller needs time to move, offering a longer close or a short rent-back can be worth more to them than a few thousand dollars.
- Fewer contingencies, used carefully. Tightening an inspection or financing timeline can help, but do not waive protections you cannot afford to lose. See my post on waiving appraisal or inspection contingencies before you decide.
- A credit instead of repair demands. If the home needs work, a price reduction or credit is often easier for a seller than coordinating repairs. More on that in negotiating repair credits after an inspection.
- A short, firm response window. A 24 to 48 hour expiration keeps the offer from sitting in limbo.
Should you offer a price cut or ask for seller concessions?
It depends on your goal. A lower price reduces your loan amount and, depending on your loan program, the down payment you need. A seller credit toward closing costs or a rate buydown can lower your monthly payment or cash to close without changing the recorded price. Some sellers resist a lower price because of how it affects neighbors’ comps or their own payoff, but will agree to a credit. Your lender can model both so you compare actual monthly payments.
What are the risks of a low offer on a long-listed home?
- The seller may not respond or may counter only slightly. Be ready to move up or walk away.
- You may be paying for a problem. A home that sits is sometimes telling you something. Order a full inspection and read the HOA documents and disclosures.
- The appraisal can still come in low. Even a negotiated price has to be supported, though a lower price is less likely to create a gap.
- Another buyer may emerge. A stale listing can suddenly get a second offer after a price cut or a new showing wave.
What I would do if I were your agent
- Pull comps and the full price history, and decide what the home is worth to you.
- Find out why it has sat, and ask the listing agent about showing feedback and any prior contract.
- Write one clear offer with a reason behind the number, strong financing, and a realistic close date.
- Decide your walk-away price before you submit, not after the counter arrives.
None of this guarantees a particular price or timeline. Every negotiation depends on the seller’s situation and the market at that moment.
If there is a specific Las Vegas home you are looking at that has been on the market a while, send me the address. I will pull the price history and comps and give you a straight read on what an offer could look like.
Geoff Zahler | Broker/Owner, Zahler Properties
Sources: Redfin, “Redfin Reports the U.S. Housing Market Is Stuck With Sales and Listings Barely Budging” (Nov 18, 2025). Not legal or financial advice.