Will It Be Hard To Sell Your Home In 2026?! The Harsh Reality
Thinking about selling your home in the next year? The market in 2026 won’t be as simple as ‘list it and get offers.’ Here’s the harsh reality homeowners need to know before putting that For Sale sign in the yard.
Insight #1: More Homes, More Competition
We’re seeing more homes coming on the market and homes are sitting longer so inventory is increasing. For the past few years, Sellers held the upper hand, especially here in Las Vegas and Henderson as we have been mostly a Sellers’ market for over 10 years. New listings would sell quickly, often with multiple offers. inventory is gradually climbing to almost 5 months’ supply which is considered a normal market and even a buyers’ market in some price ranges. I generally say the at 6-month supply or less is considered a sellers’ market. But anywhere from a 4 to 6 months supply is a normal balanced market. A 6-month supply or more is a buyers’ market and we are there for high rises and the luxury homes over 1 million dollars we have much more supply and are in a Buyers’ market.
Insight #2: Buyer Behavior Is Changing
Buyers are more cautious and who can blame them? With higher interest rates and home values going up significantly over the last 10 years, Buyers are taking their time before making a big decision. Instead of rushing to submit offers after the first showing, buyers are looking at multiple properties. I have a listing in Sun City Anthem right now. There are 126 homes listed for sale in the community. Of those, around 30 available homes were similar size to my listing. My client Mike is very nice, and we just talked about this. His home is a Monroe model and there are 7 of that model listed for sale. Buyers are not going to look at 7 of the same model and with over 100 properties listed for sale in the community, buyers might only look at 3 or 4 in that community and then move on to see others in other. We must make sure his shows well, so he is having it painted and new flooring put in. Buyers are taking their time. They are in no hurry because there are multiple options. Buyers are looking at the competition, second visits, running payment estimates, and negotiating harder. It is very common to see offers come in at 10% or more below the listing price.
That means homes may stay on the market longer, not because something’s wrong with them, but simply because buyers are more deliberate.
For sellers, the key will be patience and flexibility. Pricing realistically from day one, being open to repair requests or small concessions, and keeping your home looking its best will help you stay competitive. The good news? Well-priced, well-presented homes still sell — they just take a bit more strategy and a touch more time.
Insight #3: Homes Will Sit Longer
Homes are taking longer to sell. The average days on market is 56 days. That means on average it will take almost 2 months to get an offer and then another 30 days to close escrow. I expect this trend to continue as inventory grows, and buyers become more selective.
This doesn’t necessarily mean the market is bad, it’s just adjusting. We had a few years when everything sold in a blink, so we are used to that. Hello, welcome – this is what a normal market feels like welcome. We are returning to a more normal pace. Sellers will need to prepare for longer showing periods and understand that it’s common to go for several weeks without an offer. It cracks me up because Buyers got use to 2.8% interest rates and now are worried with 6% rates. Overall, 6% is great compared to where interest rates have been in the past years. And for my Sellers, you guys have got use to listing high and selling quickly. Many real estate agents that have been the business for less than 10 years don’t even remember what a true Sellers’ Market is like.
We’ll likely see more price reductions and incentives, with Sellers willing to negotiate a credit toward closing costs or rate buydowns, to help motivate buyers and get the deal done. The key for sellers will be patience and realistic expectations. Homes that are priced right, marketed well, and presented beautifully will still sell but it may take a little longer to find the right buyer.
Insight #4: Pricing Will Make or Break Your Sale
In a shifting market, pricing is everything. Many of my clients want to price high and leave room for negotiations but overpricing a home even by a little, can actually cost you more in the long run. When prices are declining, if you list high by the time you reduce so has everyone else and now you are chasing the market. Statistically homes that are priced high end up being reduced 2 times and selling for less than those priced correctly from the start. Buyers notice how long a property has been sitting, and the longer it’s on the market, the more negotiating power they feel they have. When looking at prices don’t just focus on the past sales, make sure you are looking at the competition sitting on the market and that your home is priced to be the best value. Here is what we say. If there are comparable homes sitting on the market and maybe your home is nicer condition, then be priced the same. Both homes are similar prices, yours is nicer so the better value. If your home is in a similar condition or not as nice then price your home lower our home is nicer than price lower so again your home is the better value.
That means looking closely at comparable listings, current competition, and how buyers are responding right now, not what the market looked like a year or two ago.
And while pricing gets buyers in the door, great marketing and staging will help your home stand out once they arrive. Today’s buyers are visual and buying is emotional. Buyers fall in love with what they see online. Beautiful photos, inviting staging, and strong digital exposure make a huge difference in getting that offer.
Insight #5: The Good News for Sellers
Now, here is the good news for Sellers, specifically here in Las Vegas. We’re still seeing a solid market here and homes are selling. In fact, around 2,000 homes close escrow a month, just slightly below recent years. Prices have remained steady, and we expect slight growth and appreciation throughout the year. That tells me the market isn’t crashing; it’s simply normalizing.
Another big positive is equity. As values have gone up significantly within the last 10 years, most homeowners have a good amount of equity and can sell. Also, I tell my clients that you really can’t time the market if you are looking to sell and buy another home. The things that help you on the buying side will make it slightly harder on the selling side. You will have more negotiation power on the buying side than in the past so make sure you are priced well and show well on the selling side!
If interest rates ease or confidence improves, we could see a new wave of buyers with the pent-up demand that we should have seen in 2025.
So, for sellers, there’s still plenty of opportunity. The key is to go in with the right plan: price it right, present it beautifully, and stay flexible. When you do that, you can still achieve an excellent result, even in a shifting market.
So, will it be hard to sell your home in 2026? The harsh reality is, yes, it will be tougher than the last few years. But with the right pricing, preparation, and strategy, homeowners can still walk away with a strong sale. If you’re thinking about selling in 2026, I’d love to help you plan ahead.
