How to Negotiate a Better Deal on a Markham Home in 2026 — What Buyers Are Actually Getting Away With

The Power Has Shifted: Why 2026 Is a Buyer's Market

For years, Markham buyers faced bidding wars, waived inspections, and blind offers. In May 2026, the script has flipped. With inventory rising to over 830 active listings and sales stabilizing around 176 per month, the market has balanced in favor of the buyer. This doesn't mean prices are crashing, but it does mean you have time and choice.

Tactic 1: The "Lowball" That Isn't

In a seller's market, offering 10% below ask was an insult. In 2026, it’s a starting point for conversation, especially for homes listed for over 30 days. Data shows that properties in Markham are selling at an average of 98-99% of their list price, down from 105%+ in previous years.

How to Do It: Look for homes with high Days on Market (DOM). If a home in Wismer has been listed for 45 days at $1.1M, an offer of $1.05M is not unreasonable—it’s data-driven. Use comparable sales from the last 3 months, not the last 3 years, to justify your price.

Tactic 2: Reinstating Conditions (The "Safe" Offer)

Waiving inspection and financing conditions was standard practice in the heat of the market. Today, buyers are successfully including these protections again. Sellers are accepting them because they know that if you walk away due to a bad inspection, they likely won't find another buyer quickly.

Tactic 3: Asking for Inclusions

In the past, sellers would strip homes bare, taking light fixtures, window coverings, and even appliances. Now, buyers are negotiating for these items to be included. It’s a small win that saves you thousands in post-closing costs.

• Appliances: Ask for the fridge, stove, washer, and dryer to stay. Most sellers will agree rather than deal with the hassle of moving them.
• Window Coverings: Blinds and curtains are custom-sized. Ask for them to stay. It’s a reasonable request that adds immediate value.
• Furniture: For condo buyers, asking for existing furniture or patio sets is becoming more common, especially in investor-heavy buildings.

Tactic 4: The "Long Closing" Leverage

Sellers who are buying another home often need flexibility on closing dates. If you are renting or have flexible housing, offering a 60-90 day closing (or even a rent-back agreement) can make your offer more attractive than a higher price with a rigid 30-day close.

Why It Works: It reduces stress for the seller. In a slow market, reducing stress is often worth more than an extra $5,000 in price. As a CPA, I can help structure these agreements to ensure tax and legal compliance.

What Buyers Are Actually Getting Away With

Here are real examples from recent Markham transactions:

• Unionville Detached: Listed at $1.8M. Sold for $1.72M after 40 days, with a $15,000 credit for roof repair found during inspection.
• Wismer Townhouse: Listed at $950K. Sold for $935K, with all appliances and window coverings included, and a 60-day closing to suit the buyer's lease.
• Markham Centre Condo: Listed at $620K. Sold for $590K, with the seller paying 50% of the maintenance fee arrears.

The Danger of Over-Negotiating

While you have leverage, don't be disrespectful. Lowballing by 20% on a fairly priced, fresh listing will get you ignored. The goal is to find the "motivated seller"—the one who has been on the market for a while, has had price reductions, or needs to move for work or family reasons.

How to Find Them: Work with an agent who tracks DOM and price history. I provide my clients with a "Motivation Score" for each home we view, based on data points like time on market, vacancy status, and seller circumstances.

Why Work With a CPA-REALTOR® for Negotiations?

Negotiation isn't just about price. It's about terms, taxes, and net cost. As a CPA and REALTOR®, I help you calculate the true cost of every concession. Is a $5,000 price reduction better than a $5,000 repair credit? (Hint: It depends on your tax situation and mortgage structure). I ensure you get the best financial deal, not just the lowest sticker price.

🏆 Michael John Lau — Awards & Recognition