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##Shifting Dynamics in the Twin Cities Real Estate Market: Opportunities for Buyers
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The real estate market in the Twin Cities of Minnesota is undergoing notable changes in 2024, creating unique opportunities for buyers. Recent trends indicate that homes are taking longer to sell, and savvy buyers are capitalizing on this shift to secure favorable deals.

Market Statistics: June 1st - 14th, 2024

#### Key Indicators
**Inspections Waived**: 25% ↘
**Pre-MLS Sales**: 2% ↗
**Cash Offers**: 20% ↗
**Conventional Loans**: 69% ↘
**FHA Loans**: 4%
**VA Loans**: 5% ↗
**Average Purchase to List Price**: 101.4% ↗
**Median Purchase to List Price**: 100%
**Seller Contributions to Closing Costs**: 22% ↗
**Home Warranties Included**: 8% ↘
**Contingencies on the Sale of the Buyer’s Home**: 5% ↘
**Escalation Clauses Included**: 5% ↘
**Appraisal Gaps Included in Financed Purchases**: 21%
**Cancellation Rate**: 8% ↗

Lengthening Time on Market

One of the most significant shifts is the increase in the time homes are spending on the market. This extension provides buyers with more negotiation power and time to make informed decisions. Sellers are becoming more flexible, which is evident in the increased rate of seller contributions towards closing costs (22% ↗). Additionally, the reduction in inspections being waived (25% ↘) suggests that buyers are less pressured to forgo due diligence, ensuring better protection and value.

Financial Flexibility and Buyer Behavior

The market has seen a notable rise in cash offers (20% ↗), indicating that buyers with ready funds are in a strong position to negotiate better deals. This trend is complemented by a decline in conventional loan usage (69% ↘), reflecting a broader range of financing options being utilized. Interestingly, there has been a slight increase in VA loans (5% ↗), which might be attributable to favorable conditions for veterans in the current market.

Purchase Price Trends

Despite these shifts, the average purchase to list price has risen to 101.4% ↗, with the median purchase to list price holding steady at 100%. This trend suggests that while buyers are finding more opportunities, competitive pricing remains a factor, particularly in desirable areas. The inclusion of appraisal gaps in 21% of financed purchases indicates that buyers are prepared to cover differences between appraised values and purchase prices, showcasing their willingness to secure properties even in a competitive environment.

Risk and Cancellations

The cancellation rate has also increased to 8% ↗, pointing to a higher incidence of deals falling through. This could be due to a variety of factors, including financing issues, changes in buyer circumstances, or inspection results. Buyers should remain cautious and ensure they are thoroughly prepared before making offers to mitigate the risk of cancellations.

Implications for Buyers and Sellers

For buyers, the current market conditions in the Twin Cities present a prime opportunity to secure homes with more favorable terms. The extended time on market, combined with increased seller flexibility and a range of financing options, means that now is a great time to explore the real estate market. Buyers should leverage these conditions to negotiate better deals, conduct thorough inspections, and seek out properties that offer the best value.

Sellers, on the other hand, need to be mindful of the changing dynamics. Pricing homes competitively, being open to negotiations, and offering incentives such as contributions towards closing costs or home warranties can make listings more attractive. Understanding the market trends and adapting strategies accordingly will be crucial for sellers looking to close deals efficiently.

Conclusion

The Twin Cities real estate market is evolving, presenting unique opportunities for both buyers and sellers. With homes taking longer to sell and buyers gaining more leverage, this summer and the remainder of the year could see a more balanced market. Staying informed about market trends and being flexible in negotiations will be key to making the most of this changing landscape.