Key Takeaways
Selling a property is rarely a purely financial decision. It often involves a specific phase of life, a move, an inheritance, or simply the desire to start something new. And at some point, the crucial question arises: When is the right time to sell?
Taking a close look at the prevailing conditions is particularly worthwhile in 2026. Interest rates have stabilized, the real estate market is showing renewed dynamism, and demand varies depending on location and property type. Anyone looking to sell property now faces a dilemma: sell while conditions are favorable—or wait and hope for a better price?
There is a catch, however: the perfect moment is usually only recognizable in hindsight.
Ultimately, what matters is not a single market indicator, but the interplay of:
- current market conditions
- seasonal fluctuations
- tax deadlines
- personal circumstances
- realistic property value
A sound property valuation provides an important foundation for this.
In this guide, we show which factors actually play a role when selling a property and how you can tell whether now is a good time to sell yours.
Property valuation right in the neighborhoodWe look not only at the numbers but also at the details that really influence the price.
1. Market Conditions in 2026: Sell Now or Wait?
The shift in interest rates since 2022 has noticeably altered the real estate market. Significant price drops were followed by a period of stabilization, and a cautious recovery is now becoming apparent.
However, a word of caution regarding averages: there is no single German real estate market.
What is in demand in Berlin may look very different in a smaller town or in a rural area. Therefore, anyone considering whether selling a house makes sense right now should not rely solely on nationwide figures.
The decisive factors are, above all:
- local developments
- the balance of supply and demand
- the specific location
- the condition and amenities of the property
- financing options for potential buyers
Our conclusion:
There is no one-size-fits-all answer to the question of whether to sell or hold a property in 2026. However, for many owners, now may be a good time to seriously consider selling.
Prices have stabilized following the market correction and are once again showing moderate upward trends. At the same time, demand has returned to the market—though it is more selective and varies significantly by region.
Ultimately, what matters is not whether "the market" is currently rising or falling. What counts is what buyers are willing to pay for a comparable property in your specific location.
2. Tax Aspects: When Should You Sell a Property?
When selling a property, checking the calendar can be worth real money. Before deciding when to sell, you should determine whether the sale might generate a taxable profit.
Three points are particularly important:
1. The 10-Year Rule
For private property sales, any profit realized may be taxable if the time elapsed between acquisition and sale is ten years or less.
Once this period has expired, the capital gain is generally no longer subject to tax as a private disposal under Section 23 of the Income Tax Act (EStG).
Therefore, anyone nearing the end of this period should avoid setting a sale date too hastily.
2. Owner-Occupancy
There is a significant exception for owner-occupied properties. A sale can be tax-free even before the ten-year period expires, provided the property was used for personal residential purposes during the year of the sale and the two preceding calendar years.
Crucially, these do not necessarily have to be three full years—a detail easily overlooked when planning a sale.
3. The "Three-Property Limit"
Anyone buying and reselling multiple properties within a short timeframe should be aware of the rules regarding commercial real estate trading.
Under the so-called "three-property limit," selling four or more properties within a period of roughly five years can indicate commercial activity.
However, this is not a rigid threshold; the overall circumstances—and specifically the original intention regarding the sale—are always the deciding factors.
In Short
When selling a property, the right timing depends on more than just the real estate market. Sometimes, a specific date in the sales contract determines whether the sale is tax-efficient or significantly more costly.
3. Does the Right Timing Really Yield More Money?
Is there a specific time of year when a property practically sells itself? It is not quite that simple. Nevertheless, timing is not entirely insignificant. Activity in the real estate market traditionally picks up in spring and early summer. Gardens look their best, days grow longer, and many families plan their moves for the coming summer months.
Spring and Early Summer
The period from March to June is often considered a particularly active phase. Homes with gardens, terraces, or attractive outdoor areas, in particular, benefit from the fact that potential buyers can view the property in daylight and good weather. This can boost demand—though the season does not automatically guarantee a higher selling price.
Autumn
September and October can also be good months for selling. After the summer break, many interested buyers return to the market and firm up their plans. At the same time, the number of competing listings may be lower than in the spring.
Winter
The market is usually quieter during the darker months. However, this need not be a disadvantage for sellers. For instance, those looking for a house in winter often have a specific reason for doing so and are consequently highly focused. Furthermore, your property may face less competition from other listings.
Therefore, whether you sell your property now or wait a few months should not depend solely on the calendar.
It is far more important whether the property can currently be well presented and whether supply, demand, and price expectations align.
4. Selling a house: What timeframe should you expect?
Selling a property is rarely a matter of just a few days. Even if a suitable buyer is found quickly, the necessary documentation must first be compiled, marketing and negotiations must take place, and finally, the purchase contract must be notarized.
How quickly a house can be sold therefore depends on several factors—not least on how well the sale has been prepared.
1. Preparation
Depending on the initial situation, it may take several weeks to gather all the important documents, professionally present the property, and determine the asking price. This includes, among other things:
- Land registry documents
- Floor plans
- Details of living area
- Valid energy certificate (if applicable)
2. Marketing
Now the market’s reaction to the property becomes apparent.
Viewings, the vetting of prospective buyers, proof of financing, and price negotiations can take a few weeks—or significantly longer for a property that is harder to market.
3. Purchase Contract and Completion
Once a buyer has been found, the notarization of the contract takes place. Subsequently, the conditions for payment of the purchase price—as stipulated in the contract—must be met. Only then does the purchase price become due. Consequently, several weeks may elapse before the funds actually arrive in the account.
Anyone wishing to sell a house now should therefore plan in reverse:
- When is the sale supposed to be completed?
- When is the purchase price needed?
- How much time is available for preparation?
Having a certain time buffer is about more than just convenience. It prevents a planned property sale from suddenly turning into a sale made under time pressure. And time pressure is rarely the best partner in price negotiations.
You don’t have to organize the sale on your own.
Gathering documents, determining the right selling price, showcasing the property, coordinating viewings, vetting prospective buyers, and managing negotiations—selling a property involves many individual steps, each of which takes time.
An experienced agent like coming home Sales can handle these tasks and guide the sales process from the initial valuation through to the notarized closing. This can significantly reduce the organizational burden on owners and provide a clearer overview of the various stages involved.
5. The Personal Checklist
Up to this point, the focus has been primarily on the market. However, even the best market location are of little use if the property does not suit your personal situation.
The question of whether or not to sell your house is therefore always a personal decision as well.
1. Space Requirements
Does the property still suit your life? Is the house perhaps significantly larger than necessary now that the children have moved out—or, conversely, has it become too small?
2. Maintenance and investments
What major expenses are coming up in the next few years?
Roofing, heating systems, windows, or energy-efficiency upgrades can quickly turn into significant investments. The crucial factor is not just whether you can afford these costs, but also whether you still wish to invest in the property.
3. Financial goals
Is there a specific reason to use the tied-up capital elsewhere—such as for another property, a major investment, or greater financial flexibility?
In that case, selling might make more sense than hoping for a potentially higher sale price later on.
4. Life plans
What do you envision for your living situation over the next five or ten years?
Selling a property is often not merely a reaction to the current market, but part of a broader life transition.
5. Renting out or selling
If the property is currently rented out—or could be—it is worth making a dispassionate comparison:
What return can the property generate, and how does that compare to the capital that would be freed up by a sale?
6. Time and effort
A property represents not only an asset but also a responsibility.
Do you want to continue handling maintenance, management, and ongoing costs—or would it be preferable to close this chapter?
Our conclusion
If several of these points give you pause for thought, it does not necessarily mean you should sell.
However, a professional valuation can provide a vital basis for your decision. After all, knowing the actual current value of your property allows you to compare the options of selling, renting out, or continuing to hold the property much more objectively.
Sometimes, a concrete figure provides more clarity than ten conversations with friends—all of whom, of course, are convinced they know exactly what to do.
Selling your property with "coming home Sales"
When is the right time to sell?
Amidst all the figures, deadlines, and market trends, perhaps the most important answer is this: when the market conditions and your personal situation align.
This is precisely where a good real estate agent distinguishes themselves from an excellent one.
After all, an average price per square meter reveals little about what your specific property can actually achieve on the market. Making a well-founded decision to sell therefore requires looking at the big picture.
What a good real estate agent should assess for you
- The local market: How are supply, demand, and prices trending in your specific area?
- The property itself: How do location, condition, features, and unique characteristics appeal to potential buyers?
- The right price: What is the realistic market value of your property today?
- The right timing: Is now actually a good moment—or would it make sense to wait a few more months?
- Taxes and deadlines: Are there specific factors that could influence the timing of the sale?
- Your personal goals: Do you want to free up capital, purchase another property, shed the costs and responsibilities of ownership, or start a new chapter in life?
- The right preparation: Are the documentation, presentation, and marketing strategy prepared in a way that ensures your property reaches the right buyers from the very start?
A top-notch real estate agent takes the time to address these questions. They won’t simply tell you what you want to hear; they will also let you know if now isn’t the best time to sell. After all, good advice doesn’t start with the listing agreement, but with determining what is truly the right decision for you.
Key takeaways
The fastest sale isn’t automatically the best one. And the highest asking price isn’t automatically the best price.
The decisive factor is the overall package comprising:
- a realistic valuation
- the right timing
- thorough preparation
- professional marketing
- and a clear view of your personal situation
At coming home Sales, we support property owners in Berlin and Brandenburg from the initial valuation through to the appointment with the notary. In doing so, we consider not only the market but also the specific property and your personal goals.
Are you wondering if now is the right time to sell your property?
coming home Sales GmbH
Viktoria-Luise-Platz 7
10777 Berlin
Phone: +49 30 43974380
Email: contact@coming-home-sales.com
A no-obligation consultation can be the first step—sometimes leading to a sale, and sometimes to the realization that it is not yet the right time.
Note: This article is for general information purposes only and does not constitute individual legal, tax, or professional advice. To assess your personal situation, we recommend seeking advice from a suitably qualified professional if necessary.
