After years when listing almost guaranteed a quick sale, the market has shifted in many cities. In the 30 cities where we track live listings, list prices are below last year's in 19, and the FHFA house price index fell over the past year in 11 metro areas. Homes take a median of 10 days to sell in Chicago and 78 in New York.
If you're thinking of selling, here's how to decide between now and later.
Question 1: Do you need to sell, or want to?
If a move is already happening, with a new job, a new home bought, or a family change, the real choice isn't now or later. It's how to price so the home actually sells. Carrying two housing payments, or an empty house, costs money every month you wait.
If you're selling by choice, you have the luxury of timing. The next three questions are for you.
Question 2: Which way is your local market moving?
National headlines won't tell you. Check two things for your city:
- List prices over the past year. Each city's home value forecast shows the one-year change.
- Days on market. Homes sit a median of 74 days in Philadelphia, where list prices are down 8.1%, against 25 days in Milwaukee, where they're up 3.8%. See days on market in 30 cities.
In a falling market, waiting usually means selling for less, unless you can wait years rather than months.
Question 3: What does waiting cost you?
Waiting isn't free even if prices hold:
- Carrying costs: mortgage interest, property tax, insurance, and maintenance continue every month.
- Your next purchase: if you're buying again in the same market, a lower sale price is often offset by a lower purchase price. Rates matter more; see what a year of rising rates costs.
- Season: in most markets, spring brings the most buyers. See the best time of year to list.
Question 4: How long could you hold?
The long-run trend still points up in most places: in the typical metro area, the FHFA index rose about 52% from 2020 to 2025. If you could comfortably hold, or rent the home out, for several years, a soft year matters less. If your horizon is months, today's market is the one you'll sell into.
Putting it together
- Need to sell, falling market: list now, priced for today. Chasing last year's price loses more.
- Optional sale, falling market, can hold for years: waiting is reasonable. Revisit each spring.
- Optional sale, rising market: there's less pressure. List when it suits you, ideally in spring.
To see where your ZIP code's values are heading, use Predictye Property.
Sources
- RentCast market data for 30 cities, as of October 14, 2026 (list price change and days on market).
- Federal Housing Finance Agency, all-transactions house price index, metro areas, through 2026 Q2.
Don't guess. Just Predictye.