Buyer Leverage is Real in LA Right Now
- Michael Williams, GRI
- Oct 27
- 2 min read
The Los Angeles buyer's market you've heard about? It's real.
I've been tracking the numbers, and the shift is unmistakable. Inventory has expanded significantly across Los Angeles County, with 15,910 homes available in July 2025. That represents a 7.1% increase from the previous month alone.
More importantly, properties are staying on the market longer. Much longer.
The median days on market reached 65 days, a 132% increase year-over-year. In a seller's market, homes moved in days. Now they're sitting for weeks, sometimes months.
That extended timeline creates leverage. Buyers have time to evaluate, compare, and negotiate without the pressure that defined the previous market cycle.
Where the Opportunity Concentrates
Not all property types are experiencing the same shift. Single-family homes in premium neighborhoods still move relatively quickly. But condos and townhomes have entered distinctly buyer-favorable territory.
These properties now sit 30 to 45 days on average. Some neighborhoods show even more dramatic shifts.
In Valley Village, most homes for sale stay on the market for 82 days. Studio City condos average 39 days before selling. Both represent significant departures from the rapid-fire sales that characterized recent years.
For buyers targeting these areas, the math is straightforward. Longer listing periods mean sellers become more flexible. Properties that linger beyond 30 days create natural negotiation windows.
What This Means Strategically
The market hasn't crashed. Prices remain elevated compared to historical norms. But the power dynamic has fundamentally rebalanced.
Sellers who overprice face extended listing periods. Buyers who move strategically can identify properties with negotiation room, particularly in the condo and townhome segments.
The California Association of Realtors notes that with home prices leveling off and more inventory entering the market, well-qualified buyers have genuine opportunity. The Unsold Inventory Index reached 3.9 months in May 2025, up from 2.7 months the previous year.
That's not a buyer's paradise, but it's a functional market where buyers have options and sellers need to compete.
The Tactical Approach
I'm focusing on properties that have been listed for 30 days or more. These represent the strongest negotiation positions. Sellers at this stage have typically adjusted their expectations and are more receptive to reasonable offers.
Studio City and Valley Village offer particularly interesting opportunities for buyers seeking condos and townhomes. The extended listing periods in these neighborhoods create multiple points of leverage, from price adjustments to inspection contingencies that were nearly impossible to secure in the previous market.
The key is moving with intelligence, not urgency. The inventory expansion means there's no need to rush into decisions. Buyers can evaluate multiple properties, compare value propositions, and negotiate from a position of strength.
This market rewards patience and preparation. The sellers who recognize the shift will price competitively. The buyers who understand the data will identify value before it becomes obvious to the broader market.
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