Fall Market Prep Starts Today

Don’t Wait Until September

Use August Wisely to Prepare for the Fall Market

by Larry Osmond & John Merrill

August 16, 2026

September should be about selling – not preparing. Why is that? August is often amongst the slowest months for sales, while showing and sales usually ramps up noticeably by mid-September. Sure, it’s easy to get distracted with so many summer activities diverting attention from plans to move, but August can actually be one of the most valuable months for those thinking of selling. It gives you time to get organized, make the right improvements, develop a pricing strategy, and prepare your home so that when buyers return to the market in September, you’re ready to make a strong first impression.

It’s critical to remember that the fall market is relatively short and can move quickly. The sellers who are prepared are often in a much better position than those who decide in September that they’re ready to sell and then have to scramble to get everything done. And since September through mid-October or so is often when we see the most activity, this is why August can be such a valuable part of your preparation timeline.

Here are some smart ways to use August to get ahead since having a clear understanding of your goals makes it much easier to develop a realistic plan.

Start With a Conversation About Your Goals

• Before you start painting walls, take some time to think about what you want to accomplish.
• Why are you selling? Are you moving to a larger home, downsizing, relocating, or simply taking advantage of an opportunity?
• Your reason for selling can influence everything from timing and pricing to how you prepare your home.

Consider Your Ideal Timeline

• Where are you going next and, if buying, have you found your next home yet?
• Do your next steps have timelines or deadlines associated with them?
• Are you trying to align with another opportunity?
• Do you have preferences are when you’d like to be on the market?

Take a Hard Look at Your Home

• August is a great time to walk through your home with fresh eyes.
• Imagine yourself as a buyer who’s going to notice all the little imperfections you’ve grown accustomed to. You may not be bothered by them, but buyers will be making a mental to-do list and that may very well factor into their decision to offer  and at what price.
• Go room by room and make a list of things that need attention. These may include:
  o Paint and touch-ups
  o Flooring and carpets
  o Lighting
  o Faucets and fixtures
  o Doors and hardware
  o Landscaping
• Don’t forget outdoor spaces, gardens, exterior doors, exterior lighting, etc.

Minor Repairs and Maintenance

• After making your list, make a plan to tackle these items.
• What can you do yourself? What is best handled by a professional, either for their skillset or in the interests of time?

Declutter, Remove Excess Furniture, and Clean!

• These are amongst the most important things you can do.
• Clutter and excess furniture make spaces look busy and small – you want buyers to feel a sense of calm and view your home as spacious.
• If necessary, move items to storage temporarily or consider selling or donating items that won’t likely move with you to your new home.
• And, of course, few things turn of a buyer more than a house that isn’t clean. First impressions are everything!

What You (Likely) Don’t Need To Do

You may have noticed the list above does not include major renovations and, instead, is focused primarily on small things such as cleaning, decluttering, painting, and minor repairs. Add in a little garden/grounds clean-up and that’s often the extent of what needs to be done.

In fact, major renovations just prior to selling tend to be a poor use of financial resources with a potentially poor ROI and lengthen the preparation time, which can result in missed opportunities.

The goal is to identify the improvements that can make your home look well-maintained, clean, and move-in ready. Ideally, these improvements will be cost-effective and completed relatively quickly.

A Little More About Decluttering

One of the best things you can do in August is start decluttering. And by decluttering, I don't simply mean putting things into closets. Buyers want to see the space your home offers. Too much furniture, too many personal items, and overflowing storage areas can make rooms feel smaller than they are and create the impression that you have inadequate storage.

Start packing away things you won't need between now and your move. Consider removing excess furniture, seasonal items, collections, and some personal belongings.

The bonus? You'll have less to pack when the time comes to move.

Get Ahead of Exterior Work

A buyer's first impression starts long before they walk through the front door. Your home's exterior is the first thing buyers see, whether they're arriving for a showing or looking at your property online. August is an excellent time to get the exterior looking its best.

Keep lawns maintained, gardens tidy, and landscaping under control. Clean windows, power wash where appropriate, tidy the garage, and make sure the front entrance looks welcoming.

Don't underestimate the importance of curb appeal. If the front door or garage need painting, it’s easy to tackle that while the weather is nice in August. Same for adding mulch to the garden or having the driveway resealed.

Think About Photography Now

Real estate marketing has changed dramatically. Your home may be seen online by hundreds or even thousands of potential buyers before anyone walks through the door. This means the photographs and video really matter.

If you're planning to list in September or October, talk to your Realtor about when professional photography should take place and what needs to be done beforehand.

This may factor into your August preparation. For example, you may want your outdoor spaces such as gardens or pools looking their best in your listing photographs, but waiting until fall could mean missing the opportunity to showcase your outdoor spaces at their peak.

Get Your Pricing Strategy Ready

August gives you time to look at the market objectively and more time to assess an ever-changing market will be to your  advantage. It’s more time to evaluate a greater number of recently sold properties to determine any evolving trends and how they may impact your sale.

It's important to remember that the price you want and the price the market is prepared to pay aren't necessarily the same thing. A well-prepared pricing strategy considers current market conditions, comparable properties, your home's condition, and the competition you will face when you list. Better preparation on this front will help ensure expectations and market realities are more closely aligned when your property hits the market.

Get Your Paperwork Organized

Selling a home involves more paperwork than many homeowners realize and August is a good time to gather documents and information that may be needed for the sale, including:

• Property tax information
• Utility information
• Renovation/repair receipts
• Warranties
• Survey or property documents
• Agreements for rental equipment, if applicable (i.e. furnace, hot water tank, etc)
• Lease agreements if you have tenants
• Information about improvements and upgrades
• Any relevant permits

Don't Forget the Small Things

Sometimes it's the inexpensive improvements that make the biggest difference.

Replace burned-out light bulbs. Fix that dripping faucet. Tighten loose cabinet and door handles. Repair the screen door. Touch up the paint.

These aren't glamorous projects, but they contribute to an overall impression that the home has been cared for. And that's exactly what you want buyers to see.

Start Planning Your Move

If you're serious about selling, August is also a good time to think about where you're going next.

If you're buying another property, what does that timeline look like? Do you need to sell before purchasing? Would you be comfortable carrying two properties temporarily? Do you need temporary accommodations?

The best time to think about these questions is before your home hits the market – not after you've accepted an offer.

Get in Touch