The Autumn Advantage: When to Buy a Home This October
I always tell my clients: you can’t time the market. Trying to wait for the “perfect” moment often leads to disappointment or missed opportunities. But this year, the data tells a different story. National reports show that the week of October 12–18, 2025 may be the single best week of the year for homebuyers. Why? Because this one week brings together the conditions buyers want most: more homes to choose from, fewer competing buyers, and real savings on price.
Why Mid-October Matters
Fall naturally brings shifts in the housing market, but this year’s mid-October window looks especially promising. After a busy summer, inventory is rising, demand is easing slightly, and homes are spending more time on the market. Together, those trends create a rare sweet spot for buyers.
Here’s what the data suggests:
📌 More Homes to Choose From
Mid-October typically offers the largest selection of homes for sale all year. More listings = more chances to find the right fit for your lifestyle and budget.
📉 Lower Prices
Nationally, homes listed in October are often priced lower than their summer peaks — with potential savings around $15,000 on a median-priced home. In Richmond, we’re also seeing more price reductions and seller flexibility, especially on properties that have lingered on the market.
🤝 Less Competition
By fall, many buyers step back due to school schedules, holidays, or simply buyer fatigue. That means fewer bidding wars and a better chance of having your offer accepted without overpaying.
⏳ Longer Days on Market
Homes are generally taking longer to sell by mid-fall. In Richmond, where most homes still sell quickly, even a small increase in days on market gives buyers valuable breathing room to negotiate and make thoughtful decisions.
Richmond Market Snapshot (2025)
Here’s a quick look at where the Richmond market stands right now:
Median Sale Price: ~$400,250 (August 2025)
Year-Over-Year Growth: +6.7%
Median Days on Market: ~19 days
City Core: Median sale price around $415,000, with homes also averaging 19 days on market
Inventory: ~1.3 months of supply, with 83% of homes selling within 30 days
👉 What it means: Richmond is still a strong seller’s market, but the fall season brings slight relief. Prices remain high, but buyers gain more room to negotiate, and “stale” listings may present opportunities.
What This Means for Buyers
The real benefit of buying in mid-October goes beyond numbers — it’s about peace of mind.
With more options, less competition, and longer timelines, buyers can:
Compare homes without the stress of constant bidding wars
Negotiate repairs, credits, or better terms with more leverage
Make confident, informed decisions instead of rushing
How to Get Ready
If you want to take advantage of this October window, preparation is key:
✅ Get pre-approved so you know exactly what you can afford
✅ Set up alerts for your favorite neighborhoods to spot new listings instantly
✅ Be ready to act fast when the right home appears
✅ Partner with a local expert who understands Richmond’s unique market trends
Bottom Line
Every season brings opportunities for smart, prepared buyers. But this fall, October 12–18 could be your golden week to land a home in Richmond with less stress and more negotiating power.
If you’ve been waiting for the right time to buy, now is the moment to get your strategy in place — so when that week arrives, you’ll be ready.
