Selling a Home in 2026: Reach for the Tylenol

Last week we talked about buying a home in 2026. This week, let’s flip the coin and tackle the tougher, less popular conversation:

Should you even sell a home in 2026?

Here is the honest, professional answer, and it runs counter to the traditional “always be selling” mindset:

For many homeowners, selling in 2026 probably is not the right move unless there is a clear, unavoidable reason to do so.

Let’s walk through why.

The 2026 Housing Market at a Glance

The housing market heading into 2026 can best be described as:

• Flat, but not dead

• Selective, not forgiving

• Functional, but expectation driven

Homes are selling, but they are not selling automatically. Buyers are cautious. Sellers are more price sensitive, even if they do not want to admit it. Properties that miss the mark on condition, pricing, or presentation tend to sit.

This is not a market that rewards optimism alone. It rewards intentional decisions.

Why Selling in 2026 Requires Clear Intent

If 2021 and 2022 were markets where sellers could test the waters, 2026 is not.

Successful sellers today typically have:

• A specific reason for selling

• A realistic pricing strategy

• A willingness to properly prepare the home

• Emotional readiness for inspections and negotiation

Without those elements in place, frustration builds quickly.

Inspections: More Stress, More Scrutiny

Buyers in 2026 are financially stretched. Higher monthly payments have changed behavior.

This often leads to:

• Less tolerance for deferred maintenance

• More detailed inspection requests

• Increased demand for credits, repairs, or concessions

Inspections are not unfair, but they are more thorough. Buyers are less willing to overlook issues and simply deal with them later.

Sellers who expect inspections to be quick and painless are often surprised.

Appraisals: Generally Fine When Pricing Is Right

The good news is that appraisals in 2026 have been mostly reasonable.

The key factor is accurate pricing from the very beginning.

Overpricing tends to:

• Increase days on market

• Raise concerns for appraisers

• Weaken leverage during negotiations

Correct pricing upfront remains one of the most powerful tools a seller has.

The Uncomfortable Truth: Many Sellers Should Not Sell Right Now

This is where I intentionally push back against conventional wisdom.

In many cases, selling simply because it feels like time is not a strong enough reason in 2026.

Transaction costs are high. Replacement housing is expensive. Many homeowners are sitting on historically favorable financing.

Which leads directly into a major factor shaping today’s decisions.

The Golden Handcuffs Effect

A large number of homeowners bought or refinanced in 2020 and 2021, securing interest rates that may not return for a generation.

That creates a real dilemma:

• Selling often means giving up extremely low interest debt

• Buying again frequently results in a higher payment, even for a similar home

This does not mean moving is impossible. It does mean the math has to work, not just the emotions.

We will dive deeper into this topic in a future post, but it deserves acknowledgment here.

When Selling Does Make Sense in 2026

There are absolutely situations where selling in 2026 is the right move. Most of them are driven by life changes rather than market timing.

Family Related Reasons

• Death or estate settlement

• Divorce

• Marriage or blending households

• Growing families that need more space

• Empty nesters looking to downsize

Work and Income Changes

• Job relocation

• Loss of employment or change in profession

• Significant income increase or decrease

One Off and Strategic Situations

• Inherited property

• Poorly performing rental or investment property

• Desire for land, acreage, or outdoor space

• Business needs such as farming, workshops, or home based operations

• Health, mobility, or accessibility concerns

In these cases, selling is about aligning housing with life, not trying to beat the market.

Additional Factors Sellers Often Overlook

There are several considerations that deserve attention before deciding to sell:

• Capital gains exposure, especially for rentals or inherited homes

• Property tax resets in certain areas

• Insurance costs on replacement homes

• Rent versus buy options as a temporary bridge

• The long term cost of staying put in a home that no longer fits

Sometimes the right question is not “Should I sell?” but “What problem am I actually trying to solve?”

Final Thoughts

Selling a home in 2026 is not a bad decision, but it must be a deliberate one.

If you need to sell:

• Price accurately

• Prepare thoroughly

• Expect inspections to matter

• Stay grounded in current market realities

If you do not need to sell, protecting the position you already have may be the smarter financial move.

That is not a sales pitch. It is long term thinking.

A No Pressure Conversation

If you are considering selling or simply trying to decide whether you should, a conversation costs nothing.

Sometimes the right outcome is a listing.
Sometimes it is a plan.
Sometimes it is the confidence to stay put.

Either way, I am always happy to talk through the options and help you make the decision that actually serves you best.