A spring sale might bring a higher price—and still leave you with a more expensive move. The home you want could cost more, borrowing costs could change, and a planned downsize could mean months of paying for a home you’re ready to leave. Fall isn’t automatically the right time to sell, but it may be worth a closer look.
Before putting your plans on hold, consider three things: what you could walk away with, what you could buy next, and what waiting would change.
Part I · Your sale
REASON 1
Your buyer may not be waiting for rates to drop
“But who’s buying with mortgage rates this high?”
More people than you might assume can buy without a mortgage. The National Association of Realtors reported that 27% of existing-home purchases in September 2026 were all cash—27 out of every 100 sales.
27% All-cash purchases · Existing homes · September 2026
27% all cash / 73% all other purchases. Each square in the source illustration represented 1%.
Mortgage rates still affect demand, especially for buyers who need financing. But the national rate doesn’t tell you how many qualified buyers are looking in your neighborhood. Recent comparable sales can answer the practical questions: Are buyers making offers? What are they paying? How long is it taking?
REASON 2
You may have more money for your next move than you think
You probably know your monthly mortgage payment, but may have a less clear picture of what you would keep if you sold. Cotality’s Q2 2026 report put average equity among homeowners with mortgages at approximately $310,000. Your amount could be higher or lower—and equity is not the same as take-home proceeds.
Estimate your available funds by subtracting your mortgage payoff and expected selling expenses from your likely selling price:
$600,000 Illustrative selling price
−$290,000 Mortgage payoff
−$36,000 Expenses at 6%
$274,000 Estimated for next move
A larger down payment could reduce how much you need to borrow. If you’re downsizing, the numbers may look different from what you expected.
Illustration only; excludes taxes and other costs specific to your sale. The example’s equity is $310,000, matching Cotality’s Q2 2026 average equity figure.
Part II · Your next home
REASON 3
There may finally be somewhere you want to move
“Where would we go?” is a fair reason to pause. But if you haven’t looked recently, your options may have changed. Realtor.com reported that active listings were up 5.4% nationally year over year in September 2026—about 105 homes for every 100 listed a year earlier.
+5.4% National active listings, year over year · September 2026 (Sept. 2025 = 100)
100 Homes listed · Sept. 2025
105.4 Comparable index · Sept. 2026
Look for homes that fit your budget, location, and needs. A few realistic options can make the decision easier, and you can explore them before deciding to list.
REASON 4
Selling for less could still leave you better off
It’s natural to focus on the highest possible price for your home. If you’re buying again, the next home’s price belongs in the same conversation. Realtor.com reported that 20.8% of listings had price reductions in September 2026—about one in five.
20.8%Listings with price reductions · September 2026
20.8% reduced · 79.2% had no reduction
Consider this hypothetical: You accept $25,000 less for your current home than hoped, then negotiate $40,000 off the asking price of your next home. Relative to those starting figures, the price difference improves by $15,000.
−$25,000 Your sale: below hopes
+$40,000 Your purchase: off asking
+$15,000 Net difference
Across the full move
This illustration excludes financing and transaction costs, and asking prices are not the same as market value. The point is to compare the full move: what you sell for and what you buy for work together.
REASON 5
The next seller may help cover your closing costs
Buying another home involves costs beyond the down payment, and you may be able to negotiate help with some of them. Redfin’s analysis of transactions reported by its buyers’ agents found that 44.7% of purchases received seller concessions during the three months ending August 2026—nearly half.
44.7% Redfin-agent purchases with seller concessions · Three months ending August 2026
Concessions can include money toward closing costs, repairs, or mortgage-rate buydowns. They are separate from a negotiated reduction in the sale price. Availability varies by property and market. Compare the complete offer terms when you find a home you like. You may also need to make concessions on your own sale, so include both transactions.
Part III · Your timing
REASON 6
A less expensive home could start saving you money sooner
A low mortgage payment can make staying feel inexpensive, but other bills matter. A November 2025 analysis by Zillow and Thumbtack estimated national annual costs of $15,979 for maintenance, homeowners insurance, and property taxes—about $1,332 a month. Your actual expenses may differ substantially.
$15,979 / year About $1,332 a month · National estimate for maintenance, homeowners insurance, and property taxes · Zillow and Thumbtack, Nov. 2025
Compare the full monthly cost of your current home with the next one. If downsizing would lower total housing costs by $600 a month, waiting six months would delay $3,600 in potential savings.
$600 Potential monthly reduction
$3,600 Potential savings delayed over six months
Hypothetical cumulative comparison; excludes moving costs. Include mortgage, taxes, insurance, utilities, maintenance, and any HOA fees. A smaller home saves money only if the full numbers support it.
REASON 7
Getting ready may take less work than you think
“We need the winter to get the house ready.”
Maybe you do, but check the project list before letting it set your timeline. In NAR’s 2025 Profile of Home Staging, the most common preparation recommendations were decluttering (91%), cleaning (88%), and improving curb appeal (77%)—tasks that don’t necessarily require a contractor.
91% Agents recommending decluttering
88% Agents recommending cleaning
77% Agents recommending curb appeal
No contractor Often a sensible starting point
These findings don’t say whether your home needs repairs. Before replacing a kitchen or taking on a major project, find out which improvements would help your home compete and which expenses you’re unlikely to recover.
A practical next step
See what a move would look like for you
Waiting may be the right decision. A low existing mortgage rate, a tight budget, or a lack of suitable homes could make staying the better choice. But you can check the numbers before deciding.
A useful comparison should show:
What your home could realistically sell for.
What you would keep after your mortgage and selling costs.
What suitable homes are available where you want to go.
What the purchase and full monthly housing costs would look like.
Would it be helpful to put those numbers together? You can see what a move would involve before deciding whether to make one.
