Should we relist now or wait until autumn to sell?

[Keha]

Put house on market in March, just as everything went very quiet with Iran/Us war.

It's a typical 3 bed in an area full of typical 3 beds. Estate agent had been confident of a sale. Had several price estimates which were very similar.

Had almost no viewings in March/April but things have picked up but no offers. I can see other houses locally are selling. We have dropped the price a little. I think that our house is lacking a couple of things (e.g boarded loft, kitchen -diner knock through), which means there is always something else more popular. It is priced lower to account for this.

We have to consider school applications and really wanted to move by end of Jan 2027. However accepting this might not happen.

Trying to decide whether to relist in July with a different agent (possible slight price drop), to try and get some interest and possibly managing to still move by Christmas. But worried July and Aug are traditionally quiet times and will be obvious to many buyers we have just relisted.

Or, take off the market, relist in autumn with a different agent and hope we look ' new' to buyers and it is busy again. But won't be able to move for school deadline.

Have asked some EA, but they are just saying what I want to hear to get me to go with them.

Generally have no knowledge about this sort of thing, so any insights?

I'm not sure it matters much. I'm looking to move and won't stop looking over the summer. If you are only moving agent so it shows as a new listing speak to your current agent as I think if they remove it for say 8 weeks it shows as a new listing when it goes live and that might save you the bother.

Prices are likley to go lower as the year progresses. If your upsizing it makes sense to take yours off the market and let the falls go through - so you can save more on the bigger property. If your downsizing its better to bite the bullet now and reduce your price to get a sale asap

There is a wait period of 14 weeks (98 days) before a property can be relaunched on RightMove as a new property. This is to stop agents from gaming the system and manipulating the rankings,

if you switch to a new EA then they can legitimately list it as a new property, no need to wait. They'll also have it on their own company website as a new property. I know this as this is what we're doing.

August is typically a bit slower because of peak holiday times, but July can be a good time as houses always look better in the sunshine.

youll also be able to get new up to date photos, so if your current ones as late winter, you'll be able to have an instant refresh with new bright summer photos.

Tips from me

Photos - make sure you vet the photos before they are released on the web portals, and choose the thumbnail photo that people first see on the portals very carefully as our EA put a rubbish photo on RightMove that has done absolutely nothing to attract people - it shows more of our drive than our house, which is maddening. Hence why we're changing our EA!

Launch with new EA asap with a new price, you'll benefit from the long days nd may find with the right price, photos and agent, you'll find a buyer by Sept/Oct