T
he cooling housing market is opening a door for those who have been waiting to step into homeownership, but a move of this magnitude takes time. How early you should start depends on whether you’re buying for the first time or selling a current home to purchase another.
According to Realtor.com’s November Monthly Housing Trends, the median list price in November was $415,000. That figure underscores the need for careful preparation before making a big purchase.
### First‑time buyers
If you’re ready to buy your first home, the process is more than just drafting a wish list. Real‑estate expert Elizabeth Alligood, founder of Elizabeth Alligood & Associates in Los Angeles, advises beginning the search six to twelve months ahead. “It’s not about scrolling through listings,” she says. “It’s about giving yourself time to align finances and a clear plan, which makes the buying process smoother.”
Key steps include:
* **Pre‑approval** – Secure a loan pre‑approval to determine your price range, verify credit health, and calculate realistic monthly payments.
* **Financial review** – Early conversations with lenders help buyers understand how credit, debt, and savings affect buying power and allow time to strengthen their financial position before entering the market.
* **Neighborhood research** – A minimum of four months lets buyers explore different areas, understand price trends, and identify what truly matters to them. This time also encourages rational decisions over rushed ones.
Jackie Sinclair, co‑owner of Sinclair Real Estate in the Coachella Valley, echoes the importance of early lender talks. Carrie McCormick, a luxury broker in Chicago, stresses that a four‑month window is sufficient for buyers to grasp neighborhood dynamics and price patterns.
### Selling and buying
For homeowners looking to sell and then buy, timing becomes even more critical. In markets like Palm Springs, inventory levels, seasonality, and pricing shifts can influence the outcome. Sinclair recommends connecting with an experienced agent as soon as a move is contemplated. A strategic review of equity, market conditions, and inventory will clarify whether selling first or buying first is the best route, ensuring a smoother transition.
Elizabeth Alligood suggests planning at least six months before listing, and sometimes up to nine months. This runway allows:
* A detailed game plan with your agent.
* A pre‑inspection to avoid surprises during escrow.
* Adequate time for repairs and staging without rushing.
* Consultation with a financial planner or tax preparer to address any tax or financial implications before deadlines.
Jose Hernandez, a California‑based agent with Coldwell Banker West, recommends that sellers start looking at properties three to four months out. This window gives enough time to prepare the home, complete necessary repairs, and list it for sale. The goal is often to close on both the sale and purchase around the same time.
Allison Freeman, a Florida agent with The Premier Property Group, notes that having your current home under contract first gives sellers a stronger negotiating position. Fewer contingencies in an offer make it more attractive, and sellers can negotiate more effectively. While your home is on the market, stay vigilant about your target market and be ready to act quickly when a contract is secured. Most closings take 30 to 60 days, so planning ahead is essential.
### Bottom line
Buying or selling a home involves many moving parts, but a well‑timed strategy and the right professionals—agent and lender—can guide you toward a successful outcome. Start early, secure pre‑approval, research neighborhoods, and plan your moves in advance. With the market cooling and median prices hovering around $415,000, a thoughtful approach will help you navigate the process and secure the home you want.
