Time to sell now or wait?

Six questions to consider before deciding to sell

Are you thinking about selling your home but wondering whether now is the right time? With mortgage costs fluctuating, buyer affordability stretched and headlines offering mixed signals on house prices, waiting for greater certainty can be tempting. But is waiting the best strategy? The latest market evidence shows that buyers are still looking, but they are cautious and selective. If you have a home to sell now, accurate pricing, good presentation and a strong marketing strategy are far more important than trying to predict the top or bottom of the market.

So, what do sellers in our region need to know before deciding whether to move now or wait?

What’s happening in my local housing market?

UK house prices increased by just 0.1% in July, taking annual growth to 1.8%, according to Nationwide, with just under 1.2 million property transactions in the year to June 2026. So people are still moving, but buyers are being careful. The picture across our region is more encouraging than some of the national headlines might suggest. According to the latest provisional HM Land Registry and ONS figures for June 2026:

Buckinghamshire: average property price of £491,000, up 4.3% year-on-year.

West Northamptonshire: average property price of £293,000, up 2.5%.

North Northamptonshire: average property price of £257,000, up 3.4%.

Bedfordshire: average property price of £356,000 up 2.9% from June 2025

Hertfordshire: performance varies a lot between local areas. The average property price in East Hertfordshire was £461,000 in June 2026, up 4.0% year-on-year. In North Hertfordshire, the average was £423,000, up 7.8%. St Albans recorded an average of £651,000, up 4.3%. These figures show that each county is made up of multiple defined markets and the value and likelihood of quickly selling your property will depend on its location, type, condition, price, and competition from other homes currently available.

Six key questions:

What are the reasons for moving?

If you have a clear reason for moving, don’t let market uncertainty automatically stop you. If you’ve been thinking about moving for several months, a year or even longer, remind yourself what your motivation is for moving. Perhaps you need a bigger house for a growing family, or the children have moved out and you’re ready to downsize. Perhaps you’re relocating for work or looking for a different lifestyle. Also remember that if you’re selling your property to buy your next one, if prices rise, the property you’re hoping to buy may rise as well. If prices fall, your own property may fall alongside it. Rather than ask whether house prices will be higher next year, it can be more helpful to consider whether moving makes sense right now.

What is the property realistically worth today?

It’s important to understand what comparable properties are achieving in today’s market. Buyers are on tight budgets and monthly mortgage payments are a major financial pressure. Plus, when buyers have several properties to compare, an unrealistic asking price can quickly make a home look less attractive. This is where getting the pricing strategy right becomes crucial. The highest valuation isn’t always the best valuation. If you’re speaking to several estate agents, it’s tempting to choose the one that gives you the highest figure. But a valuation isn’t successful because it sounds impressive. It’s successful when it attracts the right buyers and ultimately helps you achieve the best possible result. A property that’s priced sensibly from the outset can generate interest, viewings and competition. A property that’s launched at too high a price can sit on the market, become stale and eventually require a price reduction. Once buyers see a property being reduced, they may start wondering what’s wrong with it, even though there’s nothing wrong at all. Make sure you ask your estate agent what comparable properties have sold for and how long they took to sell. A realistic price doesn’t necessarily mean accepting less. It can mean creating the conditions to achieve the best possible price.

What is the advice from an expert who knows my local market?

A good local agent should be able to give you more than a headline valuation. They should be able to explain what buyers are looking for, what you’re competing against and how they would position your property. One of the most useful things your local estate agent can provide is insight into what buyers are looking for and are prepared to pay for right now, based on their knowledge of properties like yours that have sold. The average house price tells you what properties have sold for across a broad area but doesn’t tell you what buyers will pay for your unique home. Local markets within each county will show very different price points and annual movements. So, if you’re considering selling, don’t rely on a single county-wide average. Your street, your property and your competition matter far more.

Is it worth waiting for mortgage rates to improve?

It’s understandable for sellers to think that waiting for mortgage rates to come down will lead to more buyers, and that could happen. But it is impossible to know exactly when, or what will happen to house prices and buyer demand in the meantime. And if you’re planning to buy another property, lower mortgage rates could also increase competition for the home you’re trying to purchase. Look at the entire move rather than just the sale. Your position may depend just as much on the property you’re buying as the one you’re selling.

Should money be spent on home improvements before selling?

It’s easy to assume that selling means replacing the kitchen, renovating the bathroom or redecorating the entire house. But the best preparation isn’t always the most expensive. Before spending thousands of pounds, consider the improvements that buyers will notice. That might include decluttering rooms to make them feel larger; tidying the garden; fixing obvious maintenance issues; refreshing paintwork and making sure every room has a clear purpose. The best investment you can make is professional photography and a well-planned and executed marketing campaign. Your home only gets one chance to make a good first impression online.

What would waiting achieve?

If you’re thinking of waiting six or twelve months, be specific. What do you expect to be different? If you have a clear answer, waiting may make sense. If you’re simply hoping for a perfect market, you could be waiting a long time. In the current market there is still activity, but buyers are more cautious and affordability remains important. At the same time, the latest local data shows that property values have continued to rise year-on-year across Buckinghamshire, Northamptonshire and Bedfordshire, with several Hertfordshire markets also recording positive annual growth.

If you’re on the fence, we’re here to help

At Michael Graham, we focus less on predicting the perfect market and more on preparing you to sell confidently in the market as it is today. That means setting a realistic asking price, presenting your home at its best, using professional, targeted marketing, and sharing our knowledge of the local market and the buyers you’re trying to attract. Booking a valuation with one of our property experts does not commit you to selling. It is simply a useful first step in understanding what your home could realistically achieve today and what buyers are looking for in your area.

With that insight, the move now or wait decision may become much clearer.