OP - please listen to your gut. He’s just not that into you. It’s harsh to hear, but his actions and words seem clear.
My husband finally proposed after 6.5 years together. We were a similar age to you. We had owned a house for a few years at that point. I was very keen to get engaged, but he avoided the subject. I even bought a load of wedding magazines “to help with the planning” when my 2 younger sisters got engaged 🙈
Eventually my H proposed. I was delighted, our families were happy too. I mentioned potential dates and possible venues to consider...he then refused to make any wedding plans 😂 It’s actually laughable now. He 100% didn’t want to make any wedding plans. 5 months later he broke up with me and broke my heart. I moved away on a work project, was getting settled into a new life there and considering staying on in a permanent capacity (I was still talking to him through this period). He obviously realised that this would be final point of no return, so he decided to visit and we somehow got back together. So then we were back in our house and I was back wearing my engagement ring, but he still wouldn’t make wedding plans.
Eventually 2 years later I managed to convince him to agree to wedding plans. He didn’t engage in the process at all and my DDad paid for everything for my dream wedding. The only thing H arranged was rental suits for himself and groomsmen (at the very last minute). He also arranged an expensive, quite rubbish honeymoon.
We’re now 15 years into our marriage. It isn’t a particularly happy one. We aren’t well suited. I adore our DC, but I know in my heart that I never should have reconciled with H. If he’d wanted to marry me, he would have made me feel like the most amazing treasure.
A few years after our wedding, I saw the total opposite behaviour from BIL (H’s brother). BIL was so happy, excited and enthusiastic about getting engaged and getting married. I wish I had experienced that as a fiancé.