09/17/2026
Do I List Now or Wait Until Spring?
That is one of the biggest questions sellers are asking as the housing market moves deeper into fall. Mortgage rates remain near their highs for the year, inflation concerns are still elevated, and the third quarter has been softer than the second quarter. After improved sales conditions earlier in 2026, buyers and sellers are now facing more uncertainty.
This week’s data shows sellers are already pulling back. New listings dropped to about 71,000 after Labor Day, which was 10% fewer than the same week last year and the lowest level for this time of year since 2023. Inventory also dipped for the week, but there are still just over 1.1 million homes on the market nationally, about 2% more than last year. As demand slows at higher mortgage rates, inventory may continue to build modestly this fall.
Home prices remain essentially unchanged. The median price of newly pending contracts is $398,000, flat from a year ago, and national home prices have been largely horizontal for the past four years.
Pending sales are softer too. The market is now averaging about 75,000 sales per week, which is 3.5% below the same period last year. Last year, falling mortgage rates helped boost demand into the fall. This year, rates are moving in the opposite direction.
Price reductions remain one of the most important signals to watch. About 42% of active listings have taken a price cut from the original list price, which is higher than any recent September. The typical price cut is now about 4.1%, or roughly $18,000 for the median-priced home.
The takeaway: sellers should not assume spring will automatically bring better conditions. In some tight-supply markets, listing now may still offer an advantage. In softer markets, waiting may not solve the pricing challenge. The smartest strategy is to understand your local market, price realistically, and avoid being forced into a larger reduction later.
Source: Mike Simonsen, Founder of Altos Research.
