Should I Sell My House Now or Wait? A Clear Decision Guide for Montgomery County and Greater Philadelphia Homeowners
If you have found yourself staring at your kitchen table, scrolling through headlines, and asking “Should I sell my house now or wait,” you are not alone. Homeowners across Montgomery County and Greater Philadelphia are trying to make sense of a market that is still strong for sellers, but no longer the wild bidding war environment of a few years ago.
My name is Shaina McAndrews. I am a Realtor and Team Leader of the Shaina McAndrews Team with eXp Realty, serving Montgomery County PA, Philadelphia, and the surrounding counties. My clients work with me because I am patient, honest, strategic, and focused on helping them make confident decisions instead of rushing them. I am known for explaining the market in plain English and helping people choose the right move for their life, not just the right move for a transaction.
This guide is for you if you are feeling torn, hesitant, or stuck between “maybe we should just stay” and “maybe it is time to move.”
The Real Question Behind “Should I Sell Now or Wait?”
When someone asks me if now is a good time to sell, they usually are not only asking about prices or interest rates. The real questions underneath are things like:
Will we regret this decision later.
Are we leaving money on the table if we sell now.
What happens if we wait and the market changes.
Will our next payment be too high and stressful.
Those are big, human questions, and they deserve more than a quick answer based on a headline. So instead of giving a blanket “yes” or “no,” I like to walk clients through four main categories: the market, interest rates, your personal life, and your financial readiness.
Factor 1: What the Market Is Actually Doing
Let us start with the thing most people focus on first: the market. In 2026, Montgomery County and Greater Philadelphia are still considered strong, in demand markets, with home values trending up modestly and inventory rising but still lower than what we would see in a truly “balanced” market.
That means:
Well priced homes are still selling.
Move in ready homes in desirable locations often see multiple offers.
Overpriced or unprepared homes sit longer, get fewer showings, and end up chasing the market.
You do not have to time the exact peak to make a good move. In our region, projections point to steady, low single digit appreciation and a slow increase in inventory rather than a dramatic crash or spike. That creates a more predictable environment to plan in, as long as you have a realistic pricing and preparation strategy.
Factor 2: Interest Rates and Your Next Payment
The next piece is interest rates. Over the last few years, rates rose quickly, then started easing off their highs, and in 2026 many Southeast Pennsylvania experts expect rates to be a bit lower than last year, but still well above the ultra low pandemic levels.
If you bought during a low rate period, you might be nervous about giving up that payment. That is understandable. The key questions are:
What would your new payment likely be on the type of home you want next.
How does that payment compare to your income, your other expenses, and your stress level.
How long do you plan to stay in the next home.
Sometimes, when we run the numbers together, clients realize that even with a higher rate, moving makes sense because it solves a bigger problem: a too small home, a difficult commute, or a layout that simply does not work for their life anymore. Other times, the numbers tell us it is better to wait and make a plan over the next year or two.
Factor 3: Your Real Life, Not Just the Market
This is the part most headlines ignore. The market matters, but your life matters more. I always ask questions like:
Does your current home still fit your daily life.
Are you bursting at the seams, or are you paying for space you no longer use.
Are you closer to the people, schools, or work you want to be close to.
Is your home adding stress to your life or supporting it.
If your home is creating daily friction—too many stairs, not enough bedrooms, a location that makes every commute or school drop off a chore—those are real costs too. Sometimes the most important reason to sell is simply that you have outgrown the house emotionally or practically.
On the other hand, if your home fits your life fairly well and the urge to move is more about curiosity or “keeping up” with what others are doing, it can be wise to slow down and explore options without rushing.
Factor 4: Financial Readiness and Peace of Mind
Selling a home is not just about what you will get; it is also about what you will net and how comfortable you feel with the next step. When I walk clients through readiness, we look at:
Your current mortgage balance and estimated net proceeds.
Estimated costs to sell, including prep, commissions, and closing costs.
What you need for your next down payment and closing costs.
How the new monthly payment fits into your budget with room for savings and surprises.
I want you to feel grounded, not panicked. If the math says you will be stretched to a point that keeps you up at night, we talk about alternative timelines, paying down debt, or adjusting the price range for your next home. If the math works and the life reasons are strong, that is usually a sign you are closer to “ready” than you think.
A Simple Decision Framework You Can Use
To make this feel less abstract, here is a simple framework I use with clients who are asking “Should we sell now or wait.”
Step 1: Check your life fit.
Ask yourself: if everything about the market stayed the same for the next two years, would you still want to move. If the answer is yes because of space, location, or lifestyle, that is a strong signal.
Step 2: Understand your current value.
Get a clear, local home value estimate based on real comps, not just an online number. This gives you a realistic range of what you can expect in today’s market.
Step 3: Run your next home numbers.
Talk with a lender about what you would qualify for and what your monthly payment would look like in different price ranges, and then compare that to what actually feels comfortable in your life.
Step 4: Weigh “now” versus “later.”
Ask:
If we sell now, what do we gain or solve.
If we wait 12 to 24 months, what might change in our finances, our life, and the market.
Step 5: Make a decision you can sleep on.
The right decision is the one that lets you sleep at night because it aligns with your finances, your life, and your timing—not just with a chart or headline.
Is Now a Good Time to Sell?
In Montgomery County and Greater Philadelphia, 2026 can be a good time to sell for many homeowners, especially if:
Your home is in a desirable area with limited competition.
You are willing to price realistically based on today’s data.
You have a clear plan for where you are going next.
Because inventory is still below pre pandemic norms in many parts of our region, well presented and well priced homes still attract strong interest and healthy offers. But that does not mean “everyone should sell.” It means if selling lines up with your life and your numbers, the market can support you.
What If I Wait Too Long?
There is a real fear that if you wait, you will miss your chance. It is true that markets change, and no one can promise that prices or rates will move in a straight line. However, waiting is not automatically a bad decision.
You might benefit from waiting if you need time to:
Build more savings or pay down debt.
Complete strategic updates that will increase your value.
Get clarity on your next location, school choices, or job situation.
The risk of waiting is that rates, prices, or inventory could move in a direction that changes your options. That is why having a plan and checking in regularly matters more than reacting out of fear. I often stay in touch with clients for months or even years before they list, adjusting the plan as life and the market evolve.
Let Us Talk Through Your Situation
If you are reading this and thinking “This is exactly where I am,” you do not need to make this decision alone. Sometimes a 30 to 45 minute conversation with someone who lives in the data every day and understands the emotional side of moving is enough to bring real clarity.
You can book a seller consultation with me here:
https://calendly.com/agentshainamc/greater-philadelphia-home-seller-consultation
We will talk about your goals, walk through current local market data, estimate your home’s value, and compare “now versus later” so you can move forward without second guessing every headline you see.
If you would like to start with numbers, you can also get a free, accurate home value estimate here:
However you decide, my goal is simple: to help you make a decision that feels right for your life—not just for the market.
