Buying a Home in Winter: 2026 Holiday Home Buying Guide
Yes, buying a home in winter can work in your favor. Fewer buyers shop between Thanksgiving and New Year’s, and homes sold more slowly last winter: the National Association of REALTORS® (NAR) reported a median of 39 days on market in December 2025, up from 35 a year earlier. Slower sales usually mean more room to negotiate.
Here’s what the national numbers say, how today’s mortgage rates fit in, and how to close before the year ends without missing the holidays.
Key Takeaways
- Less competition: NAR’s median days on market rose to 39 in December 2025, from 35 in December 2024 (NAR REALTORS® Confidence Index).
- Prices held steady: The national median existing-home price was $405,400 in December 2025, up just 0.4% from a year earlier.
- More homes to choose from now: U.S. inventory hit 1.60 million homes in September 2026, a 4.8-month supply.
- Rates today: Mortgage News Daily’s 30-year fixed index was 7.33% on Oct. 26, 2026, near its lowest level in more than a month.
- Start now: A preapproval before Thanksgiving makes a December closing far more realistic.
Is Winter a Good Time to Buy a House?
For many buyers, yes. Freddie Mac notes that winter usually brings fewer buyers, and that holiday-season sellers are often motivated to negotiate on price, closing costs, closing date, or items like appliances (Freddie Mac My Home).
Last winter’s national data backs that up:
| U.S. existing-home market | Dec. 2024 | Dec. 2025 |
|---|---|---|
| Median existing-home price | $403,700 | $405,400 |
| Median days on market | 35 | 39 |
| Months of supply | 3.2 | 3.3 |
Sources: NAR Existing-Home Sales, December 2025 and NAR REALTORS® Confidence Index.
Homes still sold, and prices still edged up. But they sat longer, and that gives a prepared buyer leverage.
Two more signs pointed the same way:
- Sellers outnumbered buyers. Redfin estimated that U.S. home sellers outnumbered buyers by 45% in December 2025, the largest gap in its records going back to 2013 (Redfin).
- Price cuts stayed common. Realtor.com found 12.9% of listings had a price cut in December 2025, and the median list price was $399,950, down 3.6% from November (Realtor.com).
The trade-off: fewer listings. Realtor.com’s active listings fell 8.9% from November to December 2025, which is normal for the season. You may see fewer homes, but you may also face fewer rival offers.
What Is the Housing Market Doing Heading Into Winter 2026?
NAR’s latest report (released Oct. 13, 2026) shows a market with more choice than buyers have had in years (NAR):
- Sales pace: 3.99 million (seasonally adjusted annual rate), down 2.2% from a year earlier
- Median price: $417,500, up 1.3% year over year
- Inventory: 1.60 million homes, a 4.8-month supply, up from 4.5 months a year earlier
Realtor.com called that the highest inventory level since November 2019. NAR Chief Economist Lawrence Yun said August and September were the two slowest months for sales this year, as higher rates meant fewer buyers could qualify. For a buyer who can qualify, that is the setup for a calmer winter search.
What Are Mortgage Rates Doing Right Now?
Rates are higher than a year ago but have eased from recent highs:
- Mortgage News Daily daily index, Oct. 26, 2026: 7.33% 30-year fixed, 6.99% 15-year fixed, 6.96% 30-year FHA, 6.98% 30-year VA, and 7.60% 30-year jumbo (Mortgage News Daily).
- Freddie Mac weekly average, Oct. 22, 2026: 7.32% 30-year fixed, down from 7.40% the week before, versus 6.19% a year earlier (Freddie Mac PMMS).
These are national averages, not quotes. Your rate depends on credit score, down payment, loan type, and the day you lock. Curious why rates move day to day? Read what moves mortgage rates.
What Can You Negotiate When Buying a Home Over the Holidays?
When a home has been listed for a while, sellers are often more flexible. Ask your agent about:
- Seller-paid closing costs to lower your cash to close
- A temporary or permanent rate buydown, which can soften a 7%-plus rate
- Repairs or a repair credit after inspection
- A closing date that fits you, such as early January
- Appliances or furnishings left with the home
Results vary by home and seller. Loan programs also limit how much a seller can contribute, so ask your loan officer before you write the offer.
How Do You Close on a House Before the End of the Year?
NAR reported a median of 30 days to close in December 2025. Working backward, that means getting under contract by about late November for a December closing. To keep it on track:
- Get preapproved now. Have pay stubs, W-2s, two months of bank statements, and ID ready.
- Avoid new credit. Hold off on holiday financing for furniture, electronics, or a new car until after closing.
- Plan around closures. Thanksgiving is Nov. 26, Christmas falls on Friday, Dec. 25, and New Year’s Day is Friday, Jan. 1, 2027. Lenders, title companies, and county recording offices may close or run short-staffed.
- Allow for the Closing Disclosure. You must receive it at least three business days before closing (CFPB), so holidays can push your date.
- Respond fast. Answer underwriting requests the same day when you can.
A tax note: If you itemize, mortgage interest, property taxes, and certain points paid on a main home may be deductible for the year you pay them (IRS Publication 936). Rules and limits apply, so talk with a tax professional before you count on it.
What Should You Check When Touring Homes in Winter?
Winter showings can reveal things a sunny June tour hides:
- Heating: Is the house warm? How old is the furnace or heat pump?
- Drafts and windows: Feel for cold spots near windows and doors.
- Roof and gutters: Look for ice buildup, sagging gutters, or water stains on ceilings.
- Drainage: Watch where rain or snowmelt goes. Standing water near the foundation is a red flag.
- Utility bills: Ask the seller for recent winter bills.
Then book your inspection quickly. Inspectors’ calendars fill up around the holidays too.
Which Loan Options Fit a Winter Purchase?
Coastal Funding Corporation is a mortgage broker, so we compare options from multiple wholesale lenders. Primary-home loans are offered in Florida, South Carolina, and Tennessee:
- Conventional loans: As little as 3% down for qualified buyers
- FHA loans: 3.5% minimum down with flexible credit guidelines
- VA loans: For eligible veterans and service members (see our VA home loan guide)
- USDA loans: Zero-down options in eligible rural and suburban areas
- Jumbo loans: For higher-priced homes above conforming limits
- DSCR loans: For investors buying rental property, available nationwide
Down payment assistance may be available through several of our lender partners. Eligibility varies. Wondering whether a broker or a bank is the better fit? See mortgage broker vs. bank, or our guide on how to choose a mortgage company.
Frequently Asked Questions
Is winter a good time to buy a house?
It can be. Fewer buyers shop over the holidays, and homes sold more slowly last winter: NAR’s median days on market was 39 in December 2025, up from 35 a year earlier. Slower sales often give prepared buyers more room to negotiate.
Do home prices go down in the winter?
Usually only a little. NAR’s national median existing-home price was $405,400 in December 2025, up 0.4% from a year earlier. Winter’s advantage is mostly less competition and better terms, not a big price drop.
What are mortgage rates right now?
Mortgage News Daily’s 30-year fixed index was 7.33% on October 26, 2026, and Freddie Mac’s weekly average was 7.32% on October 22, 2026. Your rate depends on your credit, down payment, loan type and the day you lock.
What can I negotiate when buying a house over the holidays?
Common asks include seller-paid closing costs, a rate buydown, repairs or a repair credit, a flexible closing date, and appliances. Motivated winter sellers may be more open to these, but nothing is guaranteed.
Can I close on a house before the end of the year?
Often, yes, if you start early. NAR reported a median of 30 days to close in December 2025, so aim to be under contract by late November and plan around holiday closures.
Are there tax benefits to closing before December 31?
Possibly. If you itemize, mortgage interest, property taxes and certain points paid on a main home may be deductible for the year you pay them. Check with a tax professional before you count on it.
Ready to Buy This Winter?
Get preapproved before the holiday rush. Call Coastal Funding Corporation at (833) 457-6500 or visit www.cfcmtg.com to talk with a licensed loan officer.
About Coastal Funding Corporation
Coastal Funding Corporation (NMLS 103035) is a mortgage broker. We compare loan options from multiple wholesale lenders for purchases and refinances on primary residences in Florida, South Carolina, and Tennessee, and we offer DSCR investment-property loans nationwide. This article was written by our team and reviewed for accuracy as of the date shown.
Coastal Funding Corporation | NMLS 103035 | 534 S. Navy Blvd, Pensacola, FL 32507 | (833) 457-6500 | www.cfcmtg.com. Equal Housing Opportunity. This is not a commitment to lend. All loans are subject to credit approval, underwriting guidelines, and property eligibility. Rates, terms, and programs are subject to change without notice. Rate and market figures cited are third-party data as of the dates shown and are not quotes or offers from Coastal Funding Corporation. Primary-residence loans offered in FL, SC, and TN; DSCR loans available nationwide. This article is not tax advice. Verify our license at NMLS Consumer Access.