Every November I hear a version of the same question: “Should we take the house off the market until after the holidays?”

If you’re downsizing, it’s a fair question. You’ve likely lived in your home a long time, the family is coming for Thanksgiving, and the last thing you want is a showing in the middle of it. But before you pull the listing (or decide to wait until spring to list), here’s what this year’s numbers actually say.

1. Fewer sellers are listing, so you have less competition

Nationally, new listings were down 7.5% in October compared to a year ago, according to Realtor.com. That means the sellers who stay on the market this winter are competing with fewer fresh listings than usual.

2. Most sellers aren’t pulling out

Delistings rose only slightly, about 2.7% year over year. Realtor.com’s chief economist, Danielle Hale, said owners already on the market “appear to be largely unphased.” In other words, the holiday exodus a lot of people expect isn’t really happening.

3. Plan for a sale that runs into January

Homes are taking longer to sell right now. In Virginia Beach, detached homes took a median of 32 days to go under contract in October, up from 17 in September. So a home listed in mid-November will likely still be on the market into January. That’s not a bad thing if you plan for it. It just means building your timeline (and your next move) around it.

4. December buyers are usually serious buyers

The people touring homes in December aren’t usually browsing for fun. Families relocating for work, and military families on orders, don’t get to pick their month. Here in Hampton Roads, that’s a real part of the buyer pool year-round.

5. If you plan to sell and rent, waiting has a cost too

A lot of downsizers plan to sell and rent for a while before deciding on their next home. If that’s you, keep this in mind: rents in the Virginia Beach metro are up 7.5% over the past year, according to Zillow. Waiting on the sale doesn’t stop the rent side from climbing.

When pulling the listing makes sense

  • You don’t need to move on any particular timeline.
  • The house needs work you’d rather do in the new year.
  • The holidays are truly the wrong time for your family.

Those are all good reasons, and there’s nothing wrong with any of them.

When waiting costs you

The plan that usually doesn’t pay off is coming back in spring at the same price with nothing changed. Spring can bring more buyers, but it usually brings more competing listings too.

A middle path that works for many downsizers

Stay listed, but on your terms:

  • Block off the days that matter. Thanksgiving week, Christmas Eve, the weekend the grandkids visit. No showings, no stress.
  • Keep it simple to show. Holiday decor is fine. Just keep it light, so buyers can still see the house.
  • Agree on a January plan now. Decide in advance what happens to price and timing if the house is still on the market after the new year, so you aren’t making that call in the middle of the holidays.

Thinking it over?

Every home and every family’s timeline is different. If you’d like to see what a December listing would look like for your home, book a 30-minute call with me. Or start with a free home value report to see where your home stands today.

Christine “Chris” Faircloth, The Agent Faircloth Team at Swell Realty Co. | 757.288.0983

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