So, you've toured a house that's been on the market for 30 days (or longer), and you like it -- but you're still thinking it over.

Maybe you're trying to decide how much to offer. Maybe you're hoping the seller will come down some on price. Maybe you're wondering if waiting a little longer will give you more leverage.

Here's what often happens when a buyer waits (too long) to make an offer on a house that has been on the market for 30+ days...

1. Another Offer Comes In

Suddenly, you're in a multiple offer scenario. That negotiating room you thought you had? Gone. Now you're competing with another buyer -- and you'll likely need to make a stronger offer just to stay in the running.

2. The Seller Lowers the Price

You were planning to offer $15K under asking… but then the seller drops the price by $10K. That reduction often signals a renewed sense of optimism for the seller. They may now feel their home is more appropriately priced, and they're less inclined to entertain a low offer. Again, your negotiating leverage shrinks.

Bottom Line... If You Like the House, Make the Offer

If a home has been on the market for 30+ days and you're considering an offer -- especially one that involves negotiating on price -- don't wait too long.

Making the offer now gives you a chance to start a one-on-one negotiation with the seller, before:

1. Another buyer steps in and changes the dynamic

2. The seller adjusts the price and shifts their mindset

You might just get the house you like at the price you want -- but only if you act before the situation changes.