Why Now Could Be a Short-Term Window for Homebuyers: Lender Insights with Kind Home Loans' CEO

If you’ve been wondering, “Should I buy now or wait for rates to fall?” you’re not alone. I sat down with Darius Sepehripour, CEO of Kind Home Loans (22 years in lending), to unpack what the Fed’s latest move means for buyers in Los Angeles and the South Bay and how to use today’s market to your advantage. His front-line view matches what I’m seeing with clients: for many prepared buyers, this is a real, time-limited opening.

Since the Fed’s first cut, 30-year mortgage rates have hovered near the mid-6s—around recent 10–11-month lows—and both purchase and refinance applications have accelerated. That’s a signal buyers are re-engaging, even before spring. 

The Big Picture: Why This Moment Feels Different

Concessions are back and common. Nationally, 44.4% of Q1 2025 home sales included a seller concession (price credits, closing-cost help, or rate buydowns), just shy of the all-time high. In other words, buyers asking for help aren’t outliers; they’re the norm. 

Rates have eased, but gradually. Weekly Freddie Mac data shows the 30-year average slipped into the 6.26%–6.35% range in September, with a slight uptick most recently which is still well below this year’s highs and near one-year lows. As expectations for more cuts build, demand typically follows. 

Competition is starting to reappear on the best listings. In August, 27% of U.S. homes sold above list price, a proxy for multiple offers. Meanwhile, the national median price hit $422,600, the 26th straight annual increase, a reminder that well-priced homes in desirable areas still attract bidders. 

The “Concessions Trifecta” We’re Seeing Right Now

Darius and I are both seeing buyers land a three-part win:

1. Price discount (not just cosmetic credits)

2. Seller-paid rate buydown (temporary or permanent)

3. Closing-cost help (often ~2% of purchase price)

Data backs it up: seller concessions near record highs and buydown use increasing when rates sit above ~6%, a pattern lenders track across cycles. 

Why it matters: a slightly higher rate plus a meaningful price reduction and credits can beat waiting for a marginally lower rate later, especially if waiting also means paying more in a bidding war.

Rates vs. Price: The Real Math (and Why Waiting Can Backfire)

Many buyers focus only on rate. The smarter lens is total cost: price you pay today ± concessions, your initial rate (with potential buydown), and the option to refinance later.

Consider two paths:

• Buy now with leverage: negotiate price, secure seller credits, and use a buydown to lower payments during the first years; if long-term rates fall further, refinance.

• Wait for a lower headline rate: risk that competition rises faster than rates fall. As rates eased, we already saw apps jump and a growing share of homes closing above list price, classic signs of crowding. 

Recent market reads reinforce this: even with sales volume subdued, prices continue to rise year-over-year and buyers are quick to chase well-priced inventory when affordability nudges better.

Why a Fully Underwritten Pre-Approval Wins Offers

We both stressed this on camera: moving from a quick pre-qual to a fully underwritten pre-approval changes your position dramatically:

• Looks “almost like cash” to sellers (often enabling no-loan-contingency offers).

• Allows 14–20-day closings, a major edge over 30+ day timelines.

• Gives you real numbers, not a rough estimate, so you can make decisions quickly and confidently.

In multiple-offer situations, the best offer isn’t always the highest price; it’s the one most likely to close, fastest and cleanly. A fully underwritten file helps your offer rise to the top, sometimes even beating larger down payments. (That dynamic matches what listing agents report every week.)

Creative Financing Moves We’re Using Today

• Seller-paid buydowns: reduce the initial payment shock; pair with a future refinance if rates drift lower. (Usage tends to rise when 30-year rates are above ~6%.) 

• Low-down and zero-down paths: conventional and government options can bridge the gap for qualified buyers; structure with credits so cash to close is manageable.

• PMI planning + equity play: in appreciating submarkets, PMI can fall off on refinance once equity improves.

Result: buyers are finding ways to make the payment work now, while preserving the upside of a refi later.

A Simple Game Plan for This Market

1. Get fully underwritten (fast, soft-pull options exist) so you can write a cleaner offer.

2. Target homes likely to negotiate: watch days-on-market, recent price cuts, and seller notes about credits.

3. Build your offer template: where will you ask for credits, a buydown, or shortened timelines?

4. Run the scenarios: today’s lower price + credits vs. tomorrow’s lower rate + higher price.

5. Be ready to move: as rates drift lower, more buyers return—speed and certainty win. 

Bottom Line

We’re not trying to “time the bottom.” We’re matching today’s leverage (concessions and cleaner offers) with tomorrow’s flexibility (refinance optionality). For a lot of buyers in LA and the South Bay, that combination is better than waiting for a headline rate that everyone else is also waiting for.

Watch the Full Interview

For specific deal examples, the exact underwriting steps, and how we structure “trifecta” offers (price cut + buydown + credits), watch the full conversation with Darius on YouTube: Fed Cuts Rates: Should You Buy A House Now Or Wait Until 2026? We cover scripts you can use with sellers, timeline tactics for 14–20 day closes, and how to decide if a buydown makes sense for your situation.

Want a 1:1 plan? Reach out and I’ll:

• Run your price-vs-rate scenarios for the neighborhoods you care about, and

• Introduce you to Darius’s team to start a fully underwritten pre-approval (no cost, soft pull).