Selling in Winter? Why Late-Year Listings Can Still Pay Off

December 03, 2025 in News

Conventional wisdom says the housing market peaks in spring and runs hottest through summer, when warm weather and school breaks draw more buyers in. Homes typically sell faster, spark more bidding wars, and command stronger prices—factors that prompt many homeowners assume that if they didn’t list by July, they’ve missed their moment.

“The traditional advice would be to avoid listing a house in November or December because oftentimes buyers tend to be distracted during this time of the year with the holidays,” explains Tali Raphaely, a real estate investor and president of Armour Title Company. “Additionally, listing a house in the winter in cold weather regions could also be tricky because bad weather could affect showings, open houses, etc.”

And last winter, the housing market really did stall. Homes spent an average of nine days longer on the market than they did in December 2023, and inventory slipped 8.6% month over month, according to Realtor.com® data.

But this year’s market is different. Mortgage rates are at 12-month lows, inventory is higher than last year (but growth is slowing), and prices remain steady nationwide. That combination is creating an opening for sellers willing to list when most others are waiting for spring.

“The collapse of the competitive landscape due to a lack of listings creates an opportunity,” says Sain Rhodes, real estate expert at Clever Offers. Here’s how sellers can take advantage of it.

‘Serious buyers only’

End-of-year buyers aren’t browsing for fun: They’re shopping with a deadline. Or, as Rhodes puts it, “a true market advantage: serious buyers only.”

As a seller, you don’t need to deal with lookie-loos or noncommittal house hunters who end up stringing you along. Winter buyers are often up against hard deadlines themselves: Corporate relocations that need to be completed before payroll and tax calendars reset; school enrollment deadlines before the new term begins; divorcing spouses that need to transfer or purchase property before end-of-year settlement agreements.

Because these buyers are driven by urgency rather than curiosity, they tend to make decisions more quickly, write cleaner offers with fewer complications, and close on time. And with fewer listings on the market competing for their attention, sellers are likelier to secure solid offers from people who are ready, willing, and able to move forward right away.

Plus, there’s less downside to listing in the winter than most seller’s realize.

“It's important to note that many houses remain on the market for several months,” says Raphaely. “It's usually not ideal to have your house on the market for too long because then it starts looking to buyers like something may be wrong with the house. But that stigma generally doesn't begin until after four months or so; therefore, listing in November or December still allows the seller to attract buyers who enter the market in January or February.”

In short, listing in the cold months can help you be well positioned for when the market starts to heat up again.

Mortgage rates and year-end financial strategy

Another benefit sellers may find in listing in the winter is the advantage that lenders extend to buyers as the year wraps up.

Buyers often find more flexibility from lenders who are trying to meet year-end volume targets with slightly better pricing, faster decisioning, or more willingness to structure a deal around a buydown or concessions. That can drive buyer activity that only sellers who list before the holidays can benefit from.

Plus, with mortgage rates already hovering near 12-month lows, another potential Fed cut before 2026, and affordability beginning to thaw in many markets, the end of the year is now motivating a very different type of buyer. Many who spent the first half of the year on the sidelines are reentering the market, not because they want to wait for spring, but because this may be their best chance to secure a rate they can live with.

Year-end tax strategy also plays a role. Buyers who close before Dec. 31 may be able to capture deductions—such as mortgage interest, points, or prepaid property taxes—within the current tax year, rather than waiting another 12 months. For some households, especially in higher-tax states, those benefits can translate into savings, motivating them to keep negotiations moving.

Properties that perform well late in the year

Some properties are especially well positioned to benefit from a late-year listing, and homes that appeal to investors often top that list.

Investor activity has shifted meaningfully in the past few years. In 2024, roughly 13% of homes purchased were bought by investors, according to the 2024 Investor Report from Realtor.com®. Today, small investorsnow make up the majority of investor purchases, and they’re relying more on financing rather than cash, which means they are often more sensitive to tax timing, interest-rate changes, and year-end financial planning.

That makes sellers with homes that appeal to investors—like single-family homes and townhouses—particularly well positioned in the final weeks of the year when investors may be highly motivated to close.

Late-year listing can also work to a seller’s advantage in high-demand school districts, where families relocating for new jobs or trying to secure an enrollment spot for the next semester continue to search even as holiday travel and winter weather slow the market as a whole.

Climate can even add an advantage, says Raphaely.

“In warm weather regions, sellers could also possibly benefit as a result of buyers leaving colder climates in the winter, thus setting up perfect timing to attract those potential buyers,” he says.

Across these property types, the advantage comes from the same underlying forces: scarcity, urgency, and timing. Whether it is an investor hoping to maximize year-end tax positioning or a relocating household on a firm deadline, late-year buyers need to be decisive—and that can be a huge advantage to sellers.

Pricing strategy for late-in-the-year sellers

Not every seller has a home in a top-rated school district or a property that investors will compete for, but pricing is one lever every seller can control. And, at the end of the year, it matters more than ever.

With fewer listings and more motivated buyers, lean on your pricing strategy to do the heavy lifting, says Rhodes.

“Pricing requires aggressive realism later in the season because the interested buyer thoroughly researches the purchase dollar amounts and will not pay more than the home’s true worth,” she explains.

Rhodes advises sellers to price decisively from Day 1, rather than testing higher ceilings and risking a stale listing.

“Houses priced aggressively in the last month of the season will sell with multiple offers more quickly than houses priced more realistically during the same period,” she explains.

Once again, it's a function of urgency and timing. A home listed in November or December can capture serious year-end buyers and, if it doesn't sell by the end of the year, meet a new wave of shoppers returning after the holidays—without the baggage of months of market history and price cuts that weaken negotiating power.

And while strategy matters, Raphaely reminds sellers not to let timing anxiety dictate their decisions: “Ultimately, it’s good for sellers to list their house when they’re ready and not try to time the market or the seasons.”

Allaire Conte is a senior advice writer covering real estate and personal finance trends. She previously served as deputy editor of home services at CNN Underscored Money and was a lead writer at Orchard, where she simplified complex real estate topics for everyday readers. She holds an MFA in Nonfiction Writing from Columbia University and a BFA in Writing, Literature, and Publishing from Emerson College. When she’s not writing about homeownership hurdles and housing market shifts, she’s biking around Brooklyn or baking cakes for her friends.

SOURCE: Realtor

How to Get Your Home Ready for Casual Winter Entertaining

November 20, 2025 in News

SOURCE: Houzz

Use this handy checklist to prepare for low-key gatherings during the colder months

When we think about winter entertaining, we often focus on the big holidays. But we host plenty of other gatherings this time of year — cookie-baking and football-watching parties, casual dinners, chats over a cup of coffee. Here’s how to make your house cozy and welcoming for you and your guests this season.

Finish the Big Maintenance Jobs

Take care of fall maintenance jobs before winter cold sets in so you and your guests are comfortable and safe.

Have your heating system cleaned and checked, and your boiler serviced. Experts recommend having oil heaters cleaned yearly and gas systems maintained every three years or so. You should have the filters in your furnace changed regularly as well. It’s recommended that boilers be serviced annually by a qualified engineer.

Get your gutters cleaned. Cleaning leaves out of your gutters ensures they function properly to keep water away from your building envelope and help you avoid leaks.

Call the chimney sweep. If you have a fireplace, have your chimney inspected and cleaned once or twice a year. A clogged chimney can lead to house fires or carbon monoxide entering the home.

Test your fire and carbon monoxide alarms and check your extinguishers. As you and your guests will be spending a lot of time indoors, be sure to check your safety devices. Test your fire and carbon monoxide alarms, change batteries as necessary and check the expiration dates on your fire extinguishers.

Do Some Deep Cleaning and Decluttering

Between the big holidays and casual get-togethers with friends, you may be entertaining more now than at any other time of year. Use this as an excuse to clean, declutter and organize now rather than waiting until spring.

Deep clean your kitchen, dining and living rooms. Make sure these rooms are spick and span — you’ll get more than enough grease and cookie crumbs on them over the next few months. Focus on the jobs that often get forgotten or put off: dusting around and under books and decor, vacuuming the couch, washing curtains, descaling appliances and cleaning or replacing exhaust filters. This is also a good time to tackle stubborn baked-on stains on cookware and baking trays, and replace any items no longer in good shape.

Get your windows cleaned. Light is at a premium in the winter so make sure your windows are letting as much of it in as possible.

Check your dishware and linens. Check dishes, mugs and glasses for chips and table linens for holes and stains. Toss out and replace any dinnerware that’s seen better days. Count your plates, cutlery and glassware to make sure you have enough for both smaller and larger gatherings.

For casual get-togethers, go easy on yourself and aim for simple table settings, such as easy-to-wipe placemats on a bare table. Check your tablecloths, napkins and any special glasses or dishware too. You’ll be grateful when it comes time to prep for holiday dinners.

Get Your Indoor and Outdoor Spaces Ready for Winter Coziness — and Mess

Prepare your mudroom for wet boots. Your guests will tramp in plenty of rain and snow so make sure your mudroom or hallway can cope with the added mess. Lay down heavy-duty mats outside the door for storing boots and lighter rugs inside to protect the floor and ensure your guests don’t slip on a wet surface.

Move extra coats and shoes to another storage area to make room for your guests’ things. Bring in seating to make it easier to put on winter boots and accommodate guests with limited mobility.

Lean into coziness in your living and dining rooms. Think throw pillows with soft, tactile, natural textures; warm blankets; and plenty of candles on tables and shelves to break through winter darkness. Think about creating small, cozy vignettes throughout the space, particularly for smaller gatherings.

Bring in natural accents. Branches in a vase make a beautiful centerpiece on a dining or coffee table. Evergreen branches — in vases, or as wreaths or garlands on the mantelpiece — are easy Christmas decor, and they can be used throughout winter if you remove holiday accents such as red bows or baubles. Indoor plants too can provide some of the greenery this season.

Prepare your outdoor rooms.
Winter doesn’t mean you have to stay inside if you keep your outdoor spaces looking good. Treat wood features appropriately so they survive winter wet. Clear away fallen leaves, debris and snow on a regular basis, wipe down outdoor dining tables and keep cushions accessible.

Think about setting up a fire pit or prep an outdoor fireplace. Cushions and candles won’t go amiss either. Get your grill or outdoor kitchen in shape if weather allows for cold-weather barbecues. And stock plenty of mulled wine or hot chocolate to keep everyone comfy.

Think about curb appeal.
For a quick update ahead of casual entertaining, consider hanging a winter wreath, creating a container vignette or setting out lanterns.

If you’re ready for a bigger project, plant varieties that provide interest through the colder months. Go for winter-flowering plants such as winter jasmine, plants with winter berries such as English holly (Ilex aquifolium) and grasses that can add sculptural interest even when they fade to brown.

Update Your Lighting Indoors and Out

In the dark of winter, lighting is especially important, so make sure you have a functional, layered lighting scheme that includes both task and ambient lighting. Plug-in, battery-powered and solar lamps and light fixtures can be placed indoors and out to add illumination where you need it without having to rewire.

Throw in some candles (real or electric) or twinkle lights for a touch of winter magic. They’re low cost and low effort, making them perfect for adding a lovely touch to smaller or casual gatherings. Be sure any lights you use outside are rated for outdoor use.

Set Up a Coffee Station

You’re going to be making a lot of hot drinks in the coming months, so why not set up a dedicated drinks station with everything you need for coffee, tea and hot chocolate? Assign part of your counter and cabinet space to the coffee machine, kettle, mugs and ingredients. If you’re planning a remodel, consider carving out space for a dedicated station for the future.

Stock Your Bar and Pantry

While big gatherings are going to have their own grocery lists, keep your bar and pantry well-stocked for surprise visits and impromptu get-togethers.

For your bar or bar cart, think about warming liqueurs, winter cocktails and boozy coffees in addition to your usual selection. Be sure to provide low- or no-alcohol versions of favorite drinks.

To make life easier, consider serving charcuterie or cheese boards, bowls of roasted nuts and quick dinners made with pantry staples.

Keep snacks, coffee, tea and sugar on hand. If you’re an avid baker, make sure you have what you need to whip up a batch of cookies. If that’s not a hobby, packaged snacks kept on hand are just as good for welcoming guests.

Treat Yourself Like the Guest

The best thing about low-key gatherings is that you don’t need fine china or elaborate centerpieces. Instead, think about how to create the most coziness for the least effort. That also means you don’t have to wait for guests to show up to light those candles or indulge in a nice hot chocolate. Set up your spaces so you can treat yourself to winter magic every day.

SOURCE: Houzz

How to learn about your new home online: TikTok, Reddit, Facebook and more

November 07, 2025 in Blogs, News

SOURCE: Homes

Find out what life is like in your future city — from your screen

With the power of the internet, there are a lot of ways to find out what a place is like without ever setting foot there.

If you are moving and don’t have time to visit, try to explore the online content about a place. From social media to local news and even Google Maps, you can learn a lot about the community you are moving to. Homes.com profiles neighborhoods across the country with information on schools, parks and public transit.

Some of these suggestions will work for all areas of the country. But if you are moving to a rural area, some of the social media ideas may not be as effective.

Here are some tips for researching your new town online:

1. 'Walk' the Google Streets

Nothing can beat in-person visits, but Google Maps can be a powerful tool for getting a sense of the area. Using the Street View tool, you can “walk” around. Check out the local downtown business area or walk the route to work or school.

Being able to virtually see the area on street level helps you get a sense of the area. You will be able to see if there are people out walking around or if it’s more of a car-dense area. You can see how far the grocery store or gym are from each other.

You can also look at properties you are considering buying. Type in the address and take a virtual walk around the block. Online listings tend to show the best images, but the Google image is taken randomly, so you can see what the street really looks like.

Google collects the images in all seasons, so there are some quirks in the system. You can go from summer to fall to winter in only a few clicks, depending on when the images were last taken.

Steps to use Google Street View:

Pull up the town or city you are moving to on Google Maps.
Zoom in on where you’d like to live or look for yellow areas, which are business or downtown areas.
Switch the map to Google Earth or satellite setting.
In the bottom right corner, drag the small yellow man icon over the street you want to look at. The street map will light up blue before you drop the icon.
Now in Street View, use the arrows to click or “walk” up and down the street. Use the 360 view of the street to see the area.

2. Ask TikTok

The vertical social media platform has a plethora of content. On the platform, anyone can post, and the barrier to entry for making content is fairly low. This drives lots of people to share their lives, experiences and towns online. People are posting travel content, restaurants to try and daily life content all the time. You also may see some less savory content, crime or news.

Keep in mind that social media often shows just the good or bad. Some people could be getting paid to post as well.

Search the name of your city or town and these keywords:

Things to do
Living in
Homes or apartments
Restaurants or food
Living pros and cons
Budget
Itinerary

3. Join online neighborhood groups

Joining Facebook groups, Nextdoor and other community group pages is a great way to find out about a new place and actually connect with locals. There are groups for cities, neighborhoods and counties.

Groups often have a niche like “moms,” “young professionals” or “apartments and roommates.” Some groups are private, so you will need to request access.

If you are aiming to live in a specific neighborhood, you can try to join the group and make a post asking if anyone is selling or looking to sell soon. Having a personal connection could give you an edge in a popular area.

The groups will also provide context on the area. Read the posts and see what people are discussing, what the local events are and how often people post.

4. Read the Reddit pages

Reddit is a user-driven question-and-answer and discussion platform. On Reddit, threads are made about dozens of topics, including real estate and communities.

Search for your city and state and look for threads that talk about what is happening in the community. Reddit is mostly anonymous, so you typically get much more candid feedback. Be careful not to reveal super personal details and keep your comments focused on the topic.

You could post in a thread asking what it is like living there or any other questions and wait for locals to respond.

Questions to ask Reddit:

What do you wish you had known before relocating there?
What are the best places to live there? Neighborhood recommendations?
Why do you like living there?
Is it affordable? How much is your mortgage?
What is living there like? Pros and cons?

SOURCE: Homes

LUXURY TRENDS | OCTOBER 2025 | CHRIS DOUCET

October 27, 2025 in News, Luxury Trends, Chris Doucet

Compass Luxury National Collections Email - Oct 2025

COMPASS LUXURY COLLECTION

October’s Most Remarkable Estates

October unveils a collection of extraordinary homes where architecture, history, and landscape meet in rare harmony. In New York’s Hudson Valley, Mill Farm spans more than 2,000 protected acres, its storied Mill House set directly on a flowing stream that once powered its hydro turbine mill. In Telluride, Dream Catcher is carved into sandstone cliffs, a retreat of glass and native rock overlooking the valley below. And in New Hampshire, Knollwood stands as a Georgian masterpiece once visited by presidents and writers alike, surrounded by gardens and mountain views that stretch for miles. Together they define the season’s most exceptional living, each residence a testament to craftsmanship, legacy, and enduring design.

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ARIZONA