Rates Just Crossed 7%. Should You Wait to Sell?
If you’ve said “we’ll list when rates come down,” I have good news and bad news.
The good news: you’re not alone.
The bad news: you’re really not alone. So has everyone else on your street.
What actually happened
- The average 30-year mortgage rate crossed 7% last week, the first time since January 2025.
- Rates briefly dipped under 6% at the end of February, then climbed back up.
- Nobody knows where they will go next. Anyone who says otherwise is guessing with confidence.
The “just wait” plan has a catch
When rates finally drop, everyone who waited lists at the same time. Buyers come back too, sure. But your house becomes one of twelve on the block instead of one of three.
Right now, the sellers who list get less competition and serious buyers. Nobody shops at 7% for fun.
What’s happening here in Omaha
Here’s the real picture from the last 30 days:
- 2,212 active listings in the metro
- $330,000 median sale price
- 98.6% of list price, on average. Close to asking, not over it.
- About 3 months of inventory. Tighter than balanced, but not a frenzy.
And here’s the number I’d tape to your fridge: half of the homes that sold went under contract in 8 days or less, but the overall average days on market was 23.
What this really means: Omaha homes that are priced right are gone in a week. The ones that aren’t are sitting. That gap is where sellers win or lose right now.
The fine print behind that 98.6%
Close to asking sounds great. But here’s what that number doesn’t show you:
- Buyers are inspecting again. More and more buyers are getting home inspections, and the findings turn into repair requests or price conversations.
- Sellers are helping with closing costs. Especially under $500K, I’m seeing more sellers cover part of the buyer’s closing costs to get the deal done.
So “close to asking” and “what you actually walk away with” aren’t always the same number. When we talk about your price, we talk about your net.
Why some of my sellers are getting inspected first
Here’s something most people don’t realize until they’re in the middle of it. In a typical sale, there are a few moments where we’re negotiating with the buyer:
- When the offer comes in
- After the buyer’s home inspection
- If the appraisal comes in low (for buyers using a loan)
- At the final walk-through
The inspection is usually where deals get bumpy. The report lands, the buyer sees a long list of findings, and suddenly we’re back at the table talking about repairs or price.
That’s why more of my sellers are getting their own inspection before the house hits the market. It takes a lot of the surprise out of that second negotiation and gives buyers a clear, honest picture of the home from day one. And honestly? That kind of transparency goes a long way.
Here’s why I love it:
- No surprises halfway through the deal
- You fix what matters on your timeline, at your price
- Buyers feel more confident, and confident buyers write cleaner offers
- Your house looks like the well-cared-for one in a crowded search
And the appraisal? That one comes back to pricing. When your home is priced right from the start, a low appraisal is a lot less likely to derail things.
It’s not the right call for every house. But in this market, it’s absolutely worth a conversation.
“But I’m buying next, too.”
This is most of you, and it’s the part that makes rates feel scary. A few honest thoughts:
- Waiting doesn’t lock in a better rate. It just delays the decision.
- If rates drop, your sale price may not climb enough to offset more competition on both sides.
- The move that matters is the spread: what you walk away with vs. what your next payment looks like. Let’s run your numbers, not the headline.
- Talk to a lender early. Knowing your real payment on the next house changes everything.
When waiting makes sense
Some of you should wait. Seriously.
- You don’t need to move
- You’re sitting on a low rate and the house still fits your life
- Nothing’s changing in the next year or two
Enjoy your house.
When it doesn’t
- Life is already moving: new job, growing family, kids gone, stairs getting old
- You’ve been “waiting for the right time” since 2023
Life doesn’t check with the Fed before it changes.
My take
The rate is a number. Your move is a life decision.
Text me, call me, or catch me in the pickup line. Happy to talk it through, no pressure, no sign in your yard required.
Megan
Market data: Great Plains Regional MLS, residential sales closed Aug 29 through Sept 28, 2026. Active listings as of Sept 28, 2026. Rate data: Freddie Mac.