T
he current cooling in the housing market gives a fresh opening for those who have been waiting to buy a home, but the process still demands careful planning. How early you should start depends on whether you’re a first‑time buyer or a homeowner looking to sell and then purchase another property.
With November’s median listing price at $415,000, the Realtor.com® November Monthly Housing Trends report shows that buyers need to prepare well before the big step. Experts recommend a buying or selling strategy that begins months in advance.
**First‑time buyers**
For those making their first purchase, the key isn’t just drafting a wish list. “I advise first‑time buyers to begin the process six months ahead—ideally 6 to 12 months if possible,” says Elizabeth Alligood, a Los Angeles agent and founder of Elizabeth Alligood & Associates. “The extra time isn’t about scrolling listings; it’s about aligning finances and a clear plan.” Getting pre‑approved for a loan clarifies the price range, ensures credit and debt are in order, and helps calculate realistic monthly payments.
Jackie Sinclair, a Coachella Valley agent, echoes this view. “Early lender conversations reveal how credit, debt, and savings shape buying power and give buyers time to strengthen their financial footing before entering the market.” Chicago luxury broker Carrie McCormick agrees that a minimum of four months is beneficial, adding that it allows buyers to understand neighborhoods, price trends, and to make thoughtful decisions rather than rushed ones.
**Selling and buying simultaneously**
For homeowners who need to sell and then buy, timing becomes even more critical. “In a market like Palm Springs, inventory, seasonality, and pricing shifts matter,” says Sinclair. “Once a homeowner knows they want to move, partnering with an experienced agent early lets you review equity, market conditions, and inventory to decide whether to sell first or buy first for a smoother transition.”
Alligood recommends that sellers start planning six to nine months before listing. “This runway lets you sit with your agent, map out a game plan, conduct a pre‑inspection, handle repairs, and address tax or financial considerations before deadlines hit.” California agent Jose Hernandez advises clients to begin property searches three to four months out, giving enough time to prepare the home, make repairs, and aim for a close on both properties on the same day or close to it.
Having your current home under contract gives you the strongest negotiating position. “Sellers favor offers with fewer contingencies,” says Allison Freeman of The Premier Property Group on Florida’s Emerald Coast. “The fewer contingencies you have, the more leverage you gain.” While your home is on the market, stay alert to your target market and be ready to act quickly. Most closings take 30 to 60 days, so advance planning is essential.
In short, the housing market’s slowdown offers a chance to step into homeownership, but success hinges on early preparation, financial readiness, and working with the right agent and lender to navigate the many moving parts of buying and selling.
