If you’re thinking about selling your home in 2026, the best time to start preparing isn’t next year.
It’s right now.
The spring market has always been the busiest time for buyers, and while demand is expected to rise again as the weather warms, today’s market looks different than it did even a few years ago.
Starting early could be the difference between a smooth sale and a stressful one.
Why timing matters more than you think
The typical homeowner expects it will take about 10 months from the decision to sell until closing. Baby boomers are a bit more optimistic, estimating closer to six months.
Either way, that timeline means homeowners hoping to sell in the spring of 2026 need to start preparing now.
Nationally, the number of homes for sale has climbed back to pre-pandemic levels.
In some regions, like the South and West, inventory is now higher than before 2020, while the Midwest and Northeast are still running at a deficit.
For sellers here in the New York (state + NYC area) market, conditions currently favor neither buyers nor sellers strongly
Here’s why:
Key Market Indicators in New York
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New York has about 2.9 months of housing supply. CribMetrics
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Around 21.3% of home listings saw price drops. CribMetrics
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Homes spend on average 28 days on the market. CribMetrics
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Sale‑to‑list price ratio is near 99‑100%, meaning many homes sell very close to their asking price. CribMetrics+2CribMetrics+2
Starting early pays off
A recent survey found that sellers who brought an agent into the process sooner reported clear benefits:
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36.1% said their agent gave them better access to market information.
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37.1% said their agent provided more insight, helped set realistic pricing, and streamlined the process.
That’s a big deal when you consider how much the market has changed.
Home prices nationwide have tripled since 2000, rising from $145,000 to $435,300 in 2025. Median household incomes, meanwhile, haven’t kept pace, climbing from $42,000 to just under $80,000.
Affordability challenges mean buyers are more selective today than they were during the frenzy of 2021.
For New York, the median home price is $600,600 statewide, and even with the recent drop in mortgage rates below 6.3%, buyers here are balancing those prices against the reality of higher borrowing costs compared to pre-2022 levels.
In places like Manhattan, where the median price is around $1.32 million, affordability is an even bigger challenge — making buyers more selective, especially in luxury and higher-end markets.
Sellers who prepare early have the advantage of pricing strategically and making the right updates before hitting the market.
What to do now
Getting your home ready for 2026 isn’t about overhauling everything at once. It’s about creating a clear plan. Here are the steps I recommend:
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Interview multiple agents: Don’t just go with the first one you meet. Every agent has a different approach, and finding the right fit is critical.
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Assess your home’s value and equity position: Longtime homeowners are often surprised at how much equity they’ve built. If you bought your home before 2005, your value may have nearly doubled.
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Identify needed updates or repairs: Even small improvements like fresh paint or landscaping can make a difference.
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Plan your listing timeline: Work backward from your target sale date in spring 2026 to figure out when to list, when to complete repairs, and when to finalize your marketing strategy.
If you want to take advantage of peak buyer demand next spring, now is the time to begin. By preparing early, you give yourself the flexibility to make improvements, choose the right agent, and position your home to sell competitively.
The market may look different than when you bought your home, but that can work in your favor. Starting now ensures you’ll be ready when buyers come out in force.
