BUYING & SELLING TIPS

Practical advice for smart buying and selling decisions.

The backpacks are packed, the school buses are rolling, and another summer is coming to an end. But for some Durham Region homeowners and buyers, September also means it's time to revisit real estate plans that were put on hold for the summer.

For many families across Durham Region, today marks the return to regular routines.

Tuesday, September 8 is the first day of classes for students following the regular school-year calendar with both the Durham District School Board and Durham Catholic District School Board.

But the beginning of September doesn't just change school and work schedules. It can also change the way people think about real estate.

Every year, I speak with people who spend the summer thinking about moving but aren't quite ready to do anything about it.

Vacations happen. Kids are home. Weekends fill up. People travel, entertain, spend time at the cottage or simply decide that they'll revisit their plans "after Labour Day."

Well, after Labour Day has arrived.

That doesn't mean everyone who has been thinking about moving should suddenly put their home on the market or start making offers.

It does mean that September can be a good time to turn a general idea into an actual plan.

Why Real Estate Plans Often Resurface in September

There is something about September that brings people back into a routine.

Work schedules become more predictable. Summer vacations are mostly behind us. Families settle back into their regular weekday schedules.

And some of the decisions that were pushed aside during July and August come back to the forefront.

Real estate can be one of them.

You may have spent the summer saying:

"Maybe we'll start looking in the fall."

"Let's wait until the kids are back in school."

"We'll see what the market looks like after Labour Day."

"Maybe we'll sell next spring."

The important thing is that starting to plan isn't the same thing as committing to a move.

In fact, one of the biggest advantages of starting early is that you may have more time to make good decisions without feeling rushed.

If You're Thinking About Buying

Starting your home search in September doesn't mean you need to buy a home in September.

Your first step might simply be finding out what you can comfortably afford.

It could mean getting your financing organized, understanding current mortgage options, deciding which communities you want to consider and seeing what homes in your price range actually look like.

You may discover that you're ready sooner than you thought.

Or you may decide that waiting makes more sense.

Either way, you'll be making that decision with more information.

For someone considering Ajax, Pickering, Whitby, Oshawa, Clarington, Uxbridge or elsewhere in Durham Region, this can also be a good opportunity to compare communities rather than focusing exclusively on individual homes.

How long will your commute be?

What amenities are nearby?

How important are parks, recreation facilities, transit or access to Highway 401, 407 or GO Transit?

What type of home can you realistically purchase in different parts of Durham Region?

And, for families with children, which schools and programs serve the neighbourhoods you're considering?

These questions can be difficult to answer properly when you're trying to make a buying decision in a matter of days.

Starting earlier gives you time.

Planning a Move Before the Next School Year?

This is where today's back-to-school timing becomes particularly relevant.

If your goal is to be in a different home before the 2027–28 school year, September 2026 may seem extremely early to start thinking about it.

I don't think it is.

You don't necessarily need to start viewing homes right away. But you can start researching.

For families, that could include looking into communities, school boundaries, transportation, childcare, commuting times and the types of homes available within your budget.

One important point: never assume that buying a home close to a particular school automatically means your child will attend that school.

School attendance boundaries and programs can change, and eligibility should always be confirmed directly with the appropriate school board. For example, The Durham District School Board and the Durham Catholic Disctrict School Board, directs families to use its school locator to identify schools within their home-address boundaries.

Doing that homework before you're emotionally attached to a particular house can save a lot of frustration later.

What If You're Thinking About Selling?

September can also be an important planning month for homeowners.

Again, that doesn't necessarily mean listing your home right now.

Perhaps you're considering selling this fall.

Perhaps you'd prefer to move over the winter.

Or maybe you've already decided that spring 2027 would be better for your situation.

If you're thinking that far ahead, you have something very valuable:

Time.

You can find out what your home might sell for in today's market.

You can see what you're competing against.

You can identify repairs or improvements that might make sense before listing.

You can start decluttering gradually rather than trying to do everything in the week before the photographer arrives.

And you can think through an important question that sellers sometimes leave until too late:

Selling With Kids at Home

For families with school-aged children, selling during the school year has its challenges.

Keeping a home ready for showings isn't always easy, particularly with a busy household.

But the return to a regular school routine can also provide some structure.

Weekdays become more predictable. There may be stretches of the day when the house is quieter. Appointments, photography and some showings may be easier to coordinate.

Every family's situation is different, of course.

That's why the best time to sell isn't simply "spring" or "fall."

It's the time that works for your circumstances, your property and the market you're selling into.

Is September a Better Time to Buy or Sell?

There isn't one answer that applies to everyone.

And I would be cautious about anyone telling you that September is automatically a great month to buy or automatically a great month to sell.

Real estate is much more local than that.

Market conditions can differ between each municipality in Durham Region.

They can even differ within the same community depending on the neighbourhood, type of property and price range.

A well-priced detached home in one part of Durham Region can experience very different buyer activity from a condo apartment, townhouse or higher-priced property somewhere else.

That's why I believe the better question is:

What does the market look like for the type of home you own or want to buy?

Last Week Was About the Market. Today Is About Your Plans.

Last week, I looked at some of the bigger issues influencing the fall housing market, including interest rates, affordability and the broader economic uncertainty facing Canadian households.

Those issues matter.

But there's another part of a real estate decision that has very little to do with headlines.

Your timing.

Maybe you've been waiting for September.

Maybe you're planning for next spring.

Maybe you'd like to move before the next school year.

Or perhaps you're simply wondering whether moving is realistic at all.

You don't have to decide today.

But if a move is somewhere on the horizon, this can be a very good time to start gathering information.

Something to Consider

After more than 35 years helping people buy and sell homes, I've seen how much easier the process can be when people give themselves enough time to prepare.

The best first step isn't always listing your home or booking a day of showings.

Sometimes it's simply understanding your options.

Thinking About Selling?

If you're considering selling, a good place to start is finding out what your home may be worth in today's market, what similar properties are competing with yours and what you may want to do before putting your home on the market.

Thinking About Buying?

If you're considering buying, we can look at what's available within your budget, which Durham Region communities might fit your needs and the buyer guarantees and offers available to you.

If you'd rather talk through your options, call me directly at 905-683-7800.

 

Thanks For Reading Today’s Blog!

Brian Kondo
Sales Representative / Team Leader
The Brian Kondo Real Estate Team
Re/Max Hallmark First Group Realty Ltd.
905-683-7800 office
905-426-7484 direct
brian@briankondo.com
www.BrianKondo.com
www.BrianKondoTeam.com


If you or anyone you know is considering making a move in the next little while, give me a call or pass on my number ... 905-683-7800 (Office) or 905-426-7484 (Direct).

If you would like to see any of my previous blog posts, please click here!