In 2025, as luxury inventory grows and homes spend longer on the market, one of the most common questions from buyers and agents is: “How flexible are sellers right now?”
For sellers across Alamo Heights, Terrell Hills, Olmos Park, Monte Vista, and The Dominion, the answer depends on both strategy and market conditions. Pricing and contingencies remain negotiable—but how you approach them determines whether you sell confidently or concede too much.
The New Reality: A Balanced Luxury Market
After several years of rapid appreciation, San Antonio’s luxury real estate market has returned to a more balanced pace. Homes priced above $1 million now average 60–90 days on market, according to data from the San Antonio Board of Realtors (SABOR).
That shift gives buyers more leverage—but not all sellers are equally motivated or negotiable. Many luxury homeowners still prefer to hold firm on price if their property is well-positioned, expertly marketed, and priced according to current comparables.
The key for sellers today isn’t blind flexibility—it’s strategic flexibility.
Strategic Flexibility in Pricing
While buyers are testing the waters with aggressive offers, successful sellers know how to differentiate between a discount and an adjustment.
Caroline Decherd and Susanne Marco of Park Properties Group at Phyllis Browning Company help clients strike that balance by analyzing:
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Recent neighborhood activity: They track pending and closed luxury sales to identify where strong offers are landing.
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Market exposure window: If your listing is fresh, patience often yields better results than immediate negotiation.
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Buyer profile: Relocation or cash buyers may offer faster closings in exchange for modest price flexibility.
Instead of deep price cuts, Caroline and Susanne guide sellers toward data-driven adjustments—refinements that maintain value while encouraging realistic offers.
Contingencies: What’s Reasonable in 2025
Buyers in 2025 are cautious but still motivated. They typically request:
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Standard inspection contingencies for peace of mind.
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Appraisal contingencies to confirm value, especially if financing.
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Flexible closing dates to coordinate their own sale or move.
The strongest listings handle these smoothly because the sellers are well-prepared. With Caroline and Susanne’s guidance, you can pre-empt concerns by:
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Providing pre-inspection reports to reduce renegotiation risk.
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Confirming appraisal support through recent, relevant comparables.
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Offering minor closing flexibility to attract qualified buyers without unnecessary concessions.
This proactive approach creates confidence on both sides of the table—and often leads to faster, cleaner contracts.
Partner With San Antonio’s Proven Luxury Experts
Selling a luxury home in a competitive market requires the perfect blend of confidence and adaptability. With decades of experience in San Antonio’s most distinguished neighborhoods, Caroline Decherd and Susanne Marco know how to negotiate strength from strategy—not desperation.
Their reputation for transparency, preparation, and precision marketing ensures your home stands out—and sells with terms that protect your value.
If you’re considering selling, connect with Caroline and Susanne at ParkPropertiesGroup.com or through Phyllis Browning Company to discuss your best pricing and contingency strategy for 2025.
