My View From Inside

This is the time of year when you typically find two types of home buyers: 

→ Those who’ve been looking for months and are still waiting for the right house or opportunity to pop up. 

→ Or bargain shoppers specifically looking to take advantage of motivated sellers who need to sell now.

If neither of those are you, then you probably fall into the last category: 

The “wait till next year” home buyer.

With mortgage rates hovering around the mid-6s and prices holding steady, many buyers are wondering if they should wait till next year or make a move now. Like most things, the answer depends on your goals and what’s most important to you.

The case for acting now:

Less competition – The closer we get to the holiday season, the fewer active buyers are in the market. Contrast that with spring that attracts the most buyers to the market driven by timing the move with the school year. 

More negotiable sellers – Multiple offers and bidding wars are rare this time of year. In fact, the next couple months are when sellers are the most negotiable. Homes on the market around the holidays have often either been trying to sell for months or need to sell asap.

Prices are projected to rise – The California Association of Realtors forecasts CA home prices will increase 3.6% in 2026 – a reminder that waiting could mean paying more later.

The case for waiting till next year:

More options to choose from – Our local market gets going in January and inventory builds through spring. During the busy season, the Conejo Valley can see 50+ new listings each week – more than double what we’re seeing now.

Rates may improve more – Mortgage rates have stabilized and many economists believe they’ll continue down next year landing in the high 5s. Keep in Mind: If rates do fall, more buyers will return, adding competition and potentially pushing prices higher.

Which Buyer Are You?

The bargain shopper looking to make a deal and willing to compromise a bit to get it.

Or the “wait and see” buyer willing to wait to see what the new year brings, with the risk of paying a little more but being less likely to compromise

As always, my advice is to make the move when you’re ready and you find a house you love.

Bottom Line:

Buyers: If you’ve been waiting for an opportunity, this quieter time of year may be it. You’ll face less competition and may find sellers who are more flexible and willing to negotiate. Waiting till next year will bring more choices and possibly lower rates, but may also come with higher home prices.

Sellers: While fewer buyers are out looking, those who are still active are serious. Pricing right and showing well can make your home stand out at a time when motivated buyers are looking for opportunity. Waiting until spring may bring more eyes, but also more competition from other listings.

Local Snapshot | Conejo Valley | End of October 

• 502 active listings, compared to 443 this time last year — a 13% increase

• Homes are taking longer to sell – 65 days on average vs 25 days last spring.

• Price reductions are more frequent, but are slowing now that sellers are adjusting to the current market climate. 50+ reductions per week has slowed to 20+ per week.

• Prices remain relatively flat, down 3% year-over-year, but bouncing between 1.1M-1.2M annually.
   → Median home price: $1,105,000

• Mortgage rates ended October at approx. 6.3% – no change from last year, but lowest in 2025.

Ready to Make a Move?

Whether you’re buying or selling, the market is shifting—and strategy matters. Let’s connect for a quick, no-pressure conversation about your options.

Let’s talk: (818) 384-9929 | Michael@ConejoValleyGuy.com

Read: My Advice for a Successful Home Purchase or Sale This Year

Buying in 2025      Selling in 2025