Western North Dakota is in a rare, short-lived sweet spot for buyers and investors. Inventory is up, buyer competition has paused briefly, and rates—while not “low”—have eased from their peak. Translation: you have negotiating power right now that you probably won’t have once the fall surge collides with a rate-cut. Don't wait!

What’s happening on the ground (Williston + Watford City)

• Inventory has normalized fast. As we discussed last week, inventory has doubled since May. That’s inventory moving—just not frenzied—so the prepared buyer can still negotiate.

• New construction has helped ease the tight market. We currently have 12 new construction homes on the market for sale, the most in years.

• Rents support the thesis. Average asking rent across Williams County keeps climbing and is not easing any time soon. Buyers who paused looking have to live somewhere and keep pushing up rental rates.

Why this window exists

1. Rate psychology > rate math. The 30-year fixed has eased to ~6.58% in late August. Even if the Fed trims short-term rates soon, housing rates track the 10-year Treasury more than the Fed funds rate; cuts may not crash mortgage rates—but they do pull sidelined buyers back in. We’re already seeing purchase apps outpace last year.

2. Seasonality is about to kick in. School is back in session, Labor Day is Monday and we will be back to "normal". September traditionally unleashes a burst of new listings; October closings reflect that September surge. In many markets, buyers who wait until late fall trade competition for fewer options; this year, pent-up demand could make September/October livelier than normal. 

The risk if you wait

When the Fed finally says “cut,” headlines alone will pull people off the sidelines. More eyeballs + more offers = less leverage for you and a higher clearing price. Even modestly “hotter” conditions can erase tens of thousands in negotiation room via fewer concessions, fewer price reductions, and more multiple-offer scenarios.

Put simply: you’re choosing between price leverage now or rate leverage later. You can always refi the rate. You can’t go back in time and refi the price.

The playbook (what smart money is doing)

1) Shop now, target “days-on-market 30–60.” That’s the sweet spot where sellers are still motivated but properties aren’t stale. Williston’s current DOM range supports this approach.

2) Write for value, not just price. Ask for:

• Seller credits toward rate buydowns or closing costs, Repairs and post-inspection concessions, Contingency timelines that protect your diligence

3) Use inventory breadth to be picky. With more choices than spring, insist on layout, condition, and location that fit both exit strategies: hold (rental) and future resale.

4) Finance with an eye to optionality.

• Take a competitive fixed today; install a 1–2 point buydown with seller credit where possible.

• Verify no-cost or low-cost refi options (lender programs/float-downs) so you’re ready if rates step down. Current rate environment supports the “buy now/refi later” thesis without banking on a collapse in rates.

5) Underwrite to today’s rent—not wishful thinking. Williams County’s rent trend is constructive, but model conservative vacancy and maintenance so the deal pencils with today’s assumptions.

6) Keep an eye on absorption. If DOM begins to tighten into the 20s and price reductions shrink, your negotiating window is closing. We’re not there yet—but momentum is real.

Counterpoints (and why the thesis still holds)

• “What if rates don’t drop?” Then current leverage matters even more. You bought the right asset at the right price, with seller-funded buydowns improving the payment today.

• “What if they drop a lot?” More competition, faster DOM, and upward pressure on price—exactly why pre-positioning now is smart.

• “Local volatility?” Our market is tied to energy cycles. That cuts both ways, but it’s also why we see pronounced spurts of price discovery—opportunity when others hesitate.

Bottom line

The next 60 days combine more choice, manageable DOM, stabilizing rates, and seasonal momentum. If you’ve been waiting, this is your nudge. Get pre-approved, line up your buydown strategy, and shop with intent—before the crowd shows up. Need help, let our Proven experience go to bat for you to help find you the best house at the best price.