When Should You List Your House?

Why Smart Sellers Aren’t Waiting for Spring

If you’ve searched “when should I list my house?” or “is now a good time to sell my home?” you’ve probably seen the same recycled advice: wait for spring, rates will drop, buyers will come back.

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But the real answer in today’s market is far more nuanced — especially after what sellers experienced in 2025

To understand when you should list, you first have to understand why so many sellers struggled.

Why So Many Homes Didn’t Sell in 2025

Yes, inventory was high.
Yes, buyers were cautious.

But the biggest challenge for resale sellers last year wasn’t just competition from other homes — it was competition from builders.

New construction communities came to market with:

aggressive rate buydowns
large closing cost credits
price incentives
brand-new, never-lived-in homes

For buyers, those incentives were hard to ignore. And for resale sellers, it meant buyers suddenly had leverage — using shiny new homes as negotiating tools, often putting sellers through the paces on price, repairs, and concessions.

As a result:

many resale homes sat longer
price reductions became common
frustration set in
and a large number of sellers pulled their homes off the market altogether

Those homes didn’t disappear — they paused.

The “Do-Over” Inventory That’s Still Coming

Here’s the part most people aren’t talking about:

At some point, many of those frustrated sellers are going to come back for a second attempt.

Whether it’s:

early spring
late spring
or the moment headlines turn more optimistic

A wave of re-listings is expected.

That matters because when too many sellers return at the same time, competition increases — and pricing power shifts away from sellers.

Why the Builder Advantage Is Changing Going Into 2026

This is where timing becomes especially important.

Builders were able to dominate in 2025 because they had deep pockets and clear goals — and they used incentives aggressively to move inventory.

But heading into 2026, that strategy is expected to change.

Most builders:

do not want to carry the same incentive-heavy packages indefinitely
are expected to pull back on rate buydowns and large credits
are focused on protecting margins in the first two quarters of 2026

That means the playing field between resale homes and new construction is beginning to rebalance.

And that creates a unique window of opportunity for resale sellers.

Why Listing Before Spring Can Be a Strategic Advantage

While many sellers are still waiting for:

lower rates
warmer weather
or a psychological “reset”

Smart sellers are paying attention to timing gaps.

Listing earlier — before the full wave of re-listings returns and before buyers are flooded with options — can mean:

less competition
more focused buyers
stronger positioning
and fewer price concessions

Spring doesn’t just bring buyers.
It brings every other seller, too.

So… When Should You List Your House?

The best time to list isn’t tied to a season — it’s tied to market positioning.

Right now, sellers may benefit from listing when:

builder incentives are pulling back
re-listed inventory hasn’t fully returned
buyers are still active but less overwhelmed
and competition is lighter than what’s expected later

This isn’t about rushing.
It’s about not waiting until the window closes.

The Bottom Line

If you tried to sell in 2025 and stepped back — or if you’ve been watching from the sidelines — now is the time to look at the market with fresh eyes.

The conditions that made selling difficult last year are shifting. Builders are adjusting. Inventory cycles are resetting. And sellers who move strategically — rather than seasonally — may find themselves ahead of the curve.

If you’re wondering when to list your home and how to position it against what’s coming next, that conversation is worth having now — not after the crowd returns.

Smart sellers don’t wait for perfect conditions — they recognize opportunity when it opens.

Ready to talk? Book a call with me here.

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Jennifer Graff

Jennifer Graff

Jennifer Graff