Should I sell my house? Questions to ask before you sell

Should I Sell My House Now or Wait Until 2026?

Deciding whether to list your home or wait another year can feel paralyzing when mortgage rates, home prices, and economic forecasts all seem to be moving in different directions. The truth is, there's no universal right answer — only the right answer for your specific situation.

This guide walks through the market factors shaping 2025 and 2026, the personal circumstances that make selling now the smart move, and the scenarios where waiting pays off more.

Is now a good time to sell a house

The answer depends entirely on your personal situation and what's happening in your local market. Your financial position, any major life changes like a job move or family shift, and the number of homes for sale in your area all factor into the decision. While home prices remain high and many sellers still have an advantage, mortgage rates are also elevated, which means fewer buyers can afford to purchase right now.

There's no perfect time that works for everyone. Some homeowners are sitting on significant equity and ready to move, while others benefit from waiting until they've saved more or completed repairs.

Inventory levels

Inventory refers to how many homes are currently listed for sale in your area. When inventory is low, you face less competition from other sellers, which typically leads to faster sales and higher prices. When inventory is high, buyers have more options to choose from, and you may wait longer for an offer.

Right now, inventory increased 15% year-over-year after years of historic lows, though it remains below pre-pandemic levels in most markets. This means sellers still have an edge in many areas, even if the ultra-competitive bidding wars of 2021 and 2022 have cooled.

Buyer demand

Buyer demand measures how many people are actively searching for homes and ready to make offers. Strong demand creates competition among buyers, which drives up prices and speeds up sales. Demand rises when mortgage rates drop, job markets stay strong, or people feel confident about their finances.

Today's buyer demand is steadier than during the pandemic boom, largely because higher mortgage rates make monthly payments more expensive. However, demand remains solid in areas with good schools, job opportunities, and appealing neighborhoods.

Mortgage rate trends

Mortgage rates directly affect what buyers can afford each month. Lower rates mean buyers qualify for larger loans, which expands the pool of people who can purchase your home. Higher rates shrink that pool, as some buyers get priced out or lower their budgets.

As of early 2025, rates average 6.7% — much higher than the sub-4% rates many homeowners locked in a few years ago. While rates have come down from their 2023 peaks, they're still high enough to impact buyer affordability and slow market activity.

Key market factors through 2026

Several major forces will shape the housing market over the next year or two. Home price trends, recession risk, and rising climate costs are all influencing how buyers and sellers approach the market.

Home price forecasts

Home prices have risen for 23 straight months as of mid-2025, with the national median hovering around $423,000. NAR forecasts 4% price growth in 2026, though at a slower pace than recent years. Regional differences matter significantly — markets like San Jose and New York are seeing strong gains, while Austin and Tampa have experienced price drops.

What's happening in your neighborhood matters far more than national trends. A local real estate agent can show you recent sales and what buyers are paying for homes like yours.

Economic uncertainty and recession risk

A recession typically brings job losses, reduced confidence, and tighter lending standards — all of which decrease buyer demand and slow sales. While the economy has held up so far, experts have raised the odds of a downturn in the coming year. If you're worried about a recession, selling before it arrives generally gives you access to more buyers and stronger negotiating power.

Recessions don't hit all housing markets equally, though. Areas with diverse economies and strong job growth tend to weather downturns better than regions dependent on a single industry.

Climate and insurance costs

Rising insurance premiums and climate-related expenses are increasingly affecting home affordability and buyer decisions. Insurance costs in high-risk areas like Florida and Texas have climbed dramatically in recent years, with premiums rising 8.7% faster than inflation according to Treasury Department data. Over time, rising expenses can make homeownership more costly, which is why some sellers are choosing to relocate to lower-risk areas.

If your home sits in a region with growing climate risks, selling sooner may help you avoid future cost increases while buyers are still active in your market.

Reasons to sell your house now

Selling makes sense when your personal situation and market conditions line up. Here are the most common scenarios where listing now can be the right move.

Record home equity

Home equity is the difference between your home's current value and what you still owe on your mortgage. If you bought before 2020, you've likely built substantial equity — home values are up 44% compared to pre-pandemic levels. This wealth can fund a down payment on your next home, help pay off high-interest debt, or provide investment flexibility.

To calculate equity, subtract your remaining mortgage balance from your home's current value. For example, if your home is worth $400,000 and you owe $200,000, you have $200,000 in equity. Keep in mind you'll pay selling costs like agent commissions, closing fees, and any repairs before listing.

• Down payment funding: Use equity to buy your next home without draining savings

• Debt elimination: Pay off credit cards, student loans, or car payments

• Investment opportunities: Diversify beyond real estate into other assets

Lifestyle changes

Major life events often trigger the decision to sell, and for good reason — your home can support the way you live now, not the way you lived years ago.

• Career relocation: A new job in a different city requires selling to avoid two mortgages

• Family growth: You've outgrown your space and want more bedrooms or a larger yard

• Empty nesting: You're left with unused rooms and maintenance you no longer want

• Retirement planning: You're ready to reduce expenses, access better healthcare, or live closer to family

Life transitions like this are some of the most compelling reasons to sell, regardless of market conditions. When your home no longer fits your needs, the cost of staying often outweighs the benefits of waiting.

Rising ownership expenses

Ongoing costs like property taxes, insurance, maintenance, and utilities tend to increase over time. If expenses are straining your budget or limiting your financial flexibility, selling and moving to a more affordable home can free up cash each month. Climate-related insurance hikes and aging systems that require costly repairs can accelerate cost increases, making it harder to justify staying in a home that's become expensive to maintain.

Selling now while your home is in good condition can help you avoid major repair bills down the road.

When waiting might be wiser

Sometimes the smartest move is to hold off on listing, especially if selling now would create financial strain or logistical challenges.

Negative equity or low equity

Negative equity means you owe more on your mortgage than your home is currently worth, which would require bringing cash to closing just to complete the sale. Even if you have some equity, selling before you've built up enough to cover selling costs, a down payment on your next home, and moving expenses can leave you financially stretched. In this situation, waiting to build more equity — either through paying down your mortgage or benefiting from future appreciation — is often the better path.

If you're unsure how much equity you have, a real estate agent can provide a comparative market analysis showing your home's current value.

Limited replacement homes

Selling without a clear plan for where you'll live next creates stress and unexpected costs. If inventory is tight in the area where you want to move, you may struggle to find a suitable home at a price you can afford. This challenge grows if you're relocating to a more expensive market or if higher mortgage rates have made larger homes less affordable.

Options like short-term rentals, rent-back agreements with your buyer, or making your purchase contingent on selling your current home can help bridge the gap.

Ongoing renovations

Unfinished projects or visible disrepair can significantly reduce your sale price and turn away potential buyers. Homes in move-in condition attract more offers and command higher prices, so completing necessary repairs and updates before listing often pays off. If you don't have the time, skills, or budget to finish the work, postponing your sale until you can present your home in its best light may be wise.

In most states, you're also required to disclose known issues like structural problems, water damage, or faulty systems — and buyers who discover problems during inspections may ask for price reductions or walk away entirely.

Personal readiness checklist before you list

Beyond market conditions, your personal and financial readiness plays a huge role in whether selling makes sense right now.

Financial cushion for your next purchase

Selling generates proceeds, but buying your next home requires cash upfront for a down payment, closing costs, and moving expenses. If you're planning to buy again, calculate whether your equity will cover all costs while still leaving you with a comfortable financial buffer. A 20% down payment on your next home helps you avoid private mortgage insurance and keeps your monthly payment manageable, though it requires substantial cash.

Running the numbers before you list — ideally with a mortgage professional — can help you avoid unpleasant surprises later.

Emotional readiness to move

Selling a home where you've built memories and raised a family can be emotionally challenging, even when the decision makes financial sense. The process involves decluttering, packing, hosting showings, and saying goodbye to familiar routines and neighbors. If you've recently experienced a major loss or life change, giving yourself time to process before making such a significant decision can lead to better outcomes.

There's no shame in waiting until you feel genuinely ready to move forward.

Timing alignment with school or work

Families with school-age children often prefer to move during summer to avoid disrupting the school year, while job relocations may dictate their own timelines. Selling during peak season — typically spring and early summer — can bring more buyers and higher offers, though it also means more competition from other sellers. If your timing is flexible, working with an agent to identify the best listing window for your specific market can maximize your results.

Balancing personal timing with market timing isn't always possible, but knowing the trade-offs helps you make an informed choice.

Selling options in today's market

You have more ways to sell your home than ever before, and choosing the right method depends on your priorities around speed, convenience, and price.

Accept an instant cash offer

An instant cash offer allows you to sell directly to a company without listings, showings, or traditional negotiations. You receive a firm offer quickly — often within 24 to 48 hours — and can close on your timeline, sometimes in as little as a week. This option eliminates the uncertainty of waiting for buyers, the hassle of preparing your home for showings, and the risk of deals falling through due to financing issues.

The trade-off is that cash offers are typically below what you might receive on the open market, since the buyer assumes the risk and cost of reselling the home. If speed and certainty matter more to you than maximizing price, a cash offer can be the right fit.

Get a cash offer from Opendoor and choose your closing date with confidence.

List with an agent

Listing with a real estate agent gives you access to the broadest pool of buyers through the Multiple Listing Service, professional marketing, and agent networks. A skilled agent prices your home competitively, stages it for maximum appeal, manages showings, and negotiates on your behalf to secure the best possible offer. This traditional approach typically yields the highest sale price, though it requires more time, effort, and flexibility on your part.

You'll also pay agent commissions — usually 5% to 6% of the sale price — and closing costs, which can reduce your net proceeds.

Try a hybrid or trade-in

Some companies offer hybrid models that let you list your home on the open market while having a backup cash offer in place. This gives you the opportunity to maximize your sale price through traditional channels while maintaining a safety net if the home doesn't sell within your desired timeframe. Trade-in programs allow you to buy your next home before selling your current one, eliminating the stress of double moves and timing coordination.

Programs like this blend the benefits of both approaches, though they may come with specific eligibility requirements or fees.

Move forward with confidence

Selling your home is one of the biggest financial decisions you'll make, and getting it right requires balancing market conditions with your personal needs and goals. Whether you're ready to list today or planning to wait, the key is making an informed choice based on your unique circumstances — not just headlines about the housing market.

If you're looking for certainty, speed, and a hassle-free experience, an instant cash offer can give you the flexibility to move on your terms without the stress of showings, repairs, or financing contingencies. Get a free cash offer from Opendoor and see how much your home is worth in minutes.

FAQs about selling your house

How long does a cash offer sale usually take?

Cash offer sales typically close within two to four weeks since they skip mortgage approval and appraisal delays. This timeline assumes clear title and standard inspections. If you want to close faster — or prefer more time to move — many cash buyers let you choose your closing date, giving you control over the process.

Can I sell my house and rent it back temporarily?

Some companies offer rent-back programs that let you sell immediately but stay in your home as a tenant for a few months. This option helps bridge the gap between selling and finding your next home, especially if you're relocating or building a new house. The terms vary by buyer, so it's worth asking about this flexibility when you receive an offer.

What if home prices fall after I sign a contract?

Once you sign a purchase contract, the sale price is locked regardless of market changes. Your commitment protects you from price drops but also prevents you from benefiting if values rise before closing. This certainty is one reason many sellers prefer to move quickly once they've made the decision to list.