It's November, and a lot of buyers are hitting pause. The thinking goes: wait for spring, wait for lower rates, then jump back in.
That can make sense for some people. But in Southern Utah right now, the numbers say winter might be the better window. Here's why.
Waiting a Year Doesn't Save Much
Zillow's economists ran the math. In their October 28, 2026 rate outlook, they expect rates to stay at 7% or higher for the rest of 2026 and 6.5% or higher in 2027. Home values are also expected to rise modestly nationwide.
Put those together and waiting a year would trim just $26 a month off a typical mortgage payment compared with buying today.
For context, Freddie Mac's weekly survey had the 30-year fixed at 7.24% as of October 29, 2026. That's down from 7.32% the week before, but still up from 6.17% a year ago.
Bottom line, rates are a moving target. If you're ready and the right home shows up, waiting for a perfect rate may not buy you much.
Washington County Has More Choices Than Last Year
Here's what the Utah Association of REALTORS® September 2026 report for Washington County showed (current as of October 10, 2026):
- 2,355 homes for sale, up 12.8% from 2,087 a year earlier
- 6.0 months of supply, up from 5.5
- Pending sales of 302, down 12.7% from September 2025
- Median sale price of $499,495, down 3.6% year over year
- Sellers received 95.9% of original list price on average
More homes and fewer pending sales means less competition. That's real negotiating room for buyers.
Late Fall and Winter Tend to Favor Buyers
This isn't just a local thing. Zillow's analysis of U.S. homes sold in 2024 found 35% of buyers paid above list price in May and June. In January, it was 24%. Zillow also notes sale prices tend to bottom out in November.
The tradeoff is fewer fresh listings. Zillow found December has the fewest new listings of the year. So you'll want to be ready to move when the right one hits.
And let's be honest. A winter move in St. George is a lot easier than one in snow country.
Our Suggestions
For buyers:
- Get pre-approved now so you can act fast when a good home comes up.
- Look at homes that have been sitting. Those sellers are often the most open to a conversation.
- Ask about seller credits for a rate buydown or closing costs. Our post on understanding cash to close walks through what you'll need at the table.
For sellers:
- The buyers out shopping in November and December are usually serious. That's a good thing.
- Price it right from day one. With 6 months of supply, buyers have options and they compare.
- Keep the home show-ready through the holidays. Fewer showings means each one counts more.
Bottom Line
Spring will bring more listings, but it also brings more buyers. If you're ready now, this winter could be a smart time to shop with less pressure. If you're selling, a well-priced home still gets attention from motivated buyers.
Thinking about buying or selling this winter? Reach out to us here. We're happy to help you figure out the right timing for you.
Sources
- Zillow Research, "Mortgage Rates Drift Lower, but Not Enough to Make Waiting Worthwhile," Oct 28, 2026: https://www.zillow.com/research/mortgage-rate-trends/
- Freddie Mac, Primary Mortgage Market Survey, rates as of Oct 29, 2026: https://www.freddiemac.com/pmms
- Utah Association of REALTORS®, Local Market Update for September 2026, Washington County (current as of Oct 10, 2026): https://uar.stats.showingtime.com/docs/lmu/x/WashingtonCounty?src=map
- Zillow, "When Is the Best Time to Buy a House?," Sept 14, 2025 (analysis of 2024 U.S. sales): https://www.zillow.com/learn/best-time-to-buy-a-house/
The Genuine Group | Brokered by Red Rock Real Estate
