Hi! You are so correct that the buyers have the upper hand and they know it. Besides the great 30 year rate you mention, of course there is a 15 year option, and more recently, I am finding folks looking at 5 year loans again. Rates are so very low, they can do better with that $ in other investments and will use the home loan to leave some cash in other investments. Suggested.

Interesting post.  In the most desireable neighborhoods on this side of the Potomac in Loudoun County, it is a seller's market as there is just not enough good inventory.  With that being said, seller's still need to price their homes correctly just as you said.  Hope all is well over in MD!

Buyers do have a lot of options these days, but in some areas the sellers have the upper hand because of low inventory--plus they know that buyers would be silly not to take advantage of interest rates right now.  It depends on where you are--we have areas that are buyers' markets and areas that are sellers' markets.