Why Fall 2026 Could Be One of the Better Buying Windows We’ve Seen in a While

Spring gets all the attention in real estate.

More homes hit the market. More buyers start looking. Open houses get busier. And for years, buyers have been conditioned to think that spring is simply when you’re supposed to buy a house.

But if I were buying a home in South Snohomish or North King County right now, I wouldn’t automatically wait for spring.

In fact, this fall may offer something buyers haven’t had much of over the past several years: options and leverage at the same time.

The Market Has Changed

This isn’t the market of a few years ago when buyers were routinely competing against multiple offers, waiving contingencies and trying to figure out how far over asking price they needed to go just to have a chance.

We have considerably more inventory today, and buyers are being much more selective.

I’ve seen it firsthand this year. There are homes on the market that are well prepared, professionally photographed, located in desirable areas and priced where experienced agents believe they should sell.

And some of them are still sitting.

That can be frustrating for sellers, but for buyers it creates opportunity.

Price Reductions Are Everywhere

One of the numbers I’ve been watching closely in my weekly market updates is price reductions.

Recently, we’ve consistently been seeing roughly 180 to more than 230 price reductions in a single week across the areas I track.

Think about what that means.

Those aren’t necessarily 200 bad houses. They’re sellers responding to what buyers are telling them.

And once a seller has reduced the price, especially if the home has already been sitting for several weeks, the conversation can start to change.

Instead of:

“How much over asking do we need to offer?”

We may be talking about:

“What else can we negotiate?”

That’s a much better conversation to have as a buyer.

The Price Isn’t the Only Thing You Can Negotiate

This might be the biggest piece buyers overlook.

A seller doesn’t necessarily have to dramatically reduce the purchase price for you to get a better deal.

Depending on the home and the seller’s situation, we may be able to negotiate seller-paid closing costs, repairs or credits, or money toward a mortgage rate buydown.

I’ve seen seller credits become a very real part of negotiations in this market.

That’s important because sometimes using seller money strategically toward your financing can have a greater immediate impact on affordability than simply negotiating a little more off the purchase price.

Every situation is different, of course, and that’s something you’d want to work through with your lender before structuring an offer.

But the point is this:

There are more ways to negotiate today than just the number at the top of the purchase agreement.

What About Mortgage Rates?

They’re still a factor.

I’m not going to tell you rates don’t matter, because obviously they do. Your interest rate has a major impact on your monthly payment and purchasing power.

But I also wouldn’t look at the interest rate in isolation.

Imagine waiting for rates to improve, only to find yourself shopping next spring alongside considerably more buyers.

A lower mortgage rate sounds great.

A lower rate combined with five competing offers, less negotiating power and a seller who has no reason to give you a credit?

Maybe not quite as great.

Nobody knows exactly where mortgage rates will be next spring. What we do know is what the negotiating environment looks like today.

And right now, buyers have leverage they haven’t always had.

Don’t Automatically Skip the House That’s Been Sitting

This is another place where I think buyers can find opportunities this fall.

A home that’s been on the market for 30, 45 or even 60 days can start to feel suspicious.

“What’s wrong with it?”

Sometimes there is something wrong with it.

But sometimes?

Absolutely nothing.

Maybe it started too high. Maybe it hit the market during a slow week. Maybe the first few buyers passed because of something relatively minor. Or maybe it simply never found the right buyer.

Days on market can create leverage.

If I were shopping right now, I’d absolutely want to know which homes had been sitting, which had already reduced their price, and which sellers appeared motivated.

That’s where some interesting opportunities can be hiding.

Fall Has Another Advantage: Fewer Buyers

As we move deeper into September and toward October, some buyers simply stop looking.

School has started. The weather changes. The holidays suddenly don’t seem that far away.

People decide they’ll pick things back up next spring.

That’s precisely why continuing your search can make sense.

Fewer active buyers can mean fewer people walking through the same house, fewer competing offers and more time to actually evaluate what you’re buying.

You don’t necessarily need the entire housing market to become cheaper.

You just need the right seller, the right property and the right opportunity.

So, Should You Buy This Fall?

Not just because it’s fall.

If your finances aren’t ready, you’re unsure how long you’ll stay in the area, or buying would stretch your budget beyond where you’re comfortable, a seasonal opportunity doesn’t change that.

But if you’re financially prepared and you’ve been sitting on the sidelines waiting for the market to give buyers a little more breathing room?

I’d be paying attention right now.

The best buying opportunity isn’t always when mortgage rates hit the number everyone is waiting for.

Sometimes it’s when there are plenty of homes to choose from, other buyers aren’t paying attention, and the seller across the table is finally willing to negotiate.

And this fall, we’re seeing quite a bit of that across South Snohomish and North King County.

Thinking about buying this fall? Let’s take a look at what’s available, how long it’s been sitting, and where sellers may have some flexibility. You might have more options than you think.

Bill Jordan
CENTURY 21 Real Estate Center