When to put on the market if I want to move between June and Sept?

[LoveRules]

Hi all

I've got a four bed, three bathroomed modern (2019) detached house - nicely finished, all mod cons. I bought it early 2022 and now need to move next year after my youngest finishes GCSEs in May but before she starts 6th form in the new location.

We can't work out when we would be best to go live with marketing. I've bought and sold several times and each time there has been a chain breakdown with someone pulling out often very late in the sales process which has meant the entire chain has had to remarket etc.

I think Jan is a terrible time to market and would mean putting people off by telling them we couldn't move out before June but would add contingency into the timelines. A late Feb or March marketing would be better if all goes well but little time to remarket if it goes belly up.

I am porting my mortgage so can't go into rented to help with the chain situation.

Any thoughts about a prolonged marketing starting in Jan or a more targeted in Feb/March gratefully received

Mine is much like yours , I thought it would get snapped up. Just got an offer 4 months later so prob next March if I accept ! I'd just get it on mid Jan

Don't wait until February/March - the bad news will be at its worst I think by next spring going into next summer. Buyers will become even more careful as the price falls are revealed by mainstream media.

We want to move in the summer so were set to wait until spring to list it, but we've found something we love now, and the vendors are willing to complete early summer, so we are listing our house asap. It is what it is.

I'd chance it and go 10k over with "guide price" or OIEO what you bought it for.
We are listing top end of our valuation because we have time to drop it.
Our NDN which is pretty much identical sold for 50k higher than our top valuation last summer and theirs was really outdated inside whereas ours has been completely modernised.
It's a shit time for selling but a needs must for us.

Depends what you’ve purchased it for, some people overpaid massively and can’t achieve the price they’ve paid. I’m watching 3 properties like this in my area, and they haven’t sold for over 6 months.

Do you definitely have to move? You've only been there a short time and moving, stamp duty, estate agent fees are all expensive. Could you not stay and your DC go to a nearer 6th form?

The period between Christmas and New Year is the busiest time in the whole year for RightMove traffic!

I think we’ve been particularly unlucky but we’ve never managed a purchase or sale in less than six months.

I live in a desirable village. Houses here usually sell very fast, but right now many are sitting on the market for a loong time.

Unless you got a bargain in 2022, and/or have improved the house substantially, there is no way I'd bank on selling it for the same price next spring as you paid in early 2022.

2021/22 was the peak of the market. Houses selling in hours/days for tens of thousands over asking price. Buyers getting caught up in insane bidding wars to avoid 'missing out'. It was an obvious bubble to anyone looking in from the outside.

And a PP is advising to market it for £10k over or OIEO that price?! Just because an EA advises something does not mean its a good idea. As evidence by the many houses sitting around not selling right now.

I'd speak to EAs in Dec and Jan. Tell them you want realistic valuations and have a clear idea of the price you'd accept based on those valuations.
List in late Feb /early march and insist you both use proper solicitors not ultra cheap£1k conveyancing packages.

@bluejelly yes i do I've got a new job and am getting married so we are combining households plus my partner's family all in the new location. We couldn't do it before my kids GCSEs.

Good shout though I worked out it cost me £20k on solicitors, stamp duty, removals and estate agents fees.

I have improved it but only to a standard it should have been when I bought it so not able to put the price up.

Am keeping a beady eye on what houses are coming on and being sold in my neighbourhood of a comparable size or type.