There is something about spring and summer that naturally gets people thinking about moving home.

The lighter evenings, better weather, gardens coming back to life, and families planning ahead for the next school year all combine to make this one of the busiest periods in the property calendar. Traditionally, this is when the market feels most active, and in many ways, 2026 is no different.

But while the market is busy, it is also one of the most competitive environments sellers have faced in years.

The key difference this year is not demand.

It is choice.

The Market Is Busy… But Brutally Competitive

The UK property market continues to move strongly.

34,564 new homes came to market last week alone, pushing total available stock across the UK to more than 731,000 homes for sale. That is significantly higher than the levels we saw just three years ago.

At the same time, buyers are still very much active.

22,468 homes sold subject to contract last week, with year-to-date sales agreed currently running 2.8% ahead of 2024 levels. In total, over 444,000 homes have sold STC so far in 2026.

So the issue is not a lack of buyers.

The issue is that buyers now have far more choice.

And when buyers have more choice, they become more selective.

That is why pricing strategy and presentation matter more than ever right now.

In the last month:

• 13.1% of homes reduced their asking price

• Only 14.6% of homes on the market secured a buyer

• Just 53.9% of homes leaving estate agents’ books actually went on to sell and complete

The homes that stand out and are positioned correctly are selling.

The ones that are overpriced, poorly marketed, or launched without a clear strategy are simply blending into an increasingly crowded market.

Advice for Sellers This Spring & Summer

1. First Impressions Matter More Than Ever

Spring and summer are naturally the best seasons for showcasing a home.

Gardens look their best.
Natural light floods into rooms.
Outdoor spaces become lifestyle features rather than afterthoughts.

This is your opportunity to maximise emotional appeal.

Simple improvements can make a huge difference:

• Freshen up exterior paintwork

• Tidy borders and lawns

• Add outdoor seating areas

• Open blinds and maximise natural light

• Declutter internal spaces

Buyers are no longer rushing into decisions. They are comparing homes more carefully than they have in years. Presentation matters.

2. Price for the Market You Are In, Not the Market You Wish Existed

One of the biggest mistakes sellers are making in 2026 is relying on outdated pricing expectations.

The market is active, but it is disciplined.

Overpricing is no longer being forgiven.

Many sellers assume they can “test the market” for months and reduce later if necessary. The problem is that the first few weeks are where the strongest buyer attention exists. If your home misses that initial momentum window, it becomes increasingly difficult to regain it later.

Buyers often interpret long market exposure as a sign something is wrong.

Pricing correctly from day one is now one of the most powerful marketing tools available.

3. Marketing Quality Matters

In a market with high stock levels, average marketing no longer cuts through.

Professional photography, strong videography, thoughtful copywriting, social media exposure, and targeted positioning all matter far more today than they did during the post-pandemic frenzy.

The reality is simple:
Homes are no longer competing against the market.
They are competing directly against every similar home nearby.

The homes that create emotional connection and stand out visually are usually the ones generating viewings and offers.

4. Choose an Agent Who Understands Today’s Market

Not all markets require the same strategy.

The techniques that worked in 2021 or 2022 are not necessarily the ones that work now.

Today’s market requires:

• Realistic pricing advice

• Strong negotiation

• Honest positioning

• Modern marketing

• Deep understanding of buyer behaviour

This is no longer a market where simply listing a property guarantees a move.

Advice for Buyers This Spring & Summer

1. You Have More Choice Than You’ve Had in Years

For buyers, the current market offers something many have not experienced for a long time: options.

Stock levels are significantly higher than they were a few years ago, meaning buyers can take more time, compare properties carefully, and negotiate with greater confidence.

This creates opportunities.

If you are financially prepared and realistic, there are excellent homes available right now.

2. Be Ready When the Right Home Appears

Although buyers have more choice overall, the best homes still move quickly.

Well-priced, beautifully presented properties continue to generate strong competition.

If you find a home that genuinely stands out:

• Have your mortgage arranged

• Have your solicitor ready

• Be prepared to move decisively

The strongest buyers today are organised buyers.

3. Look Beyond Cosmetic Details

Because there is more stock available, buyers can sometimes become overly focused on perfection.

Remember:
Decor can be changed.
Kitchens can be upgraded.
Gardens can evolve.

But location, orientation, plot size, and layout are far harder to alter.

Try to focus on the fundamentals of the home rather than getting distracted by temporary cosmetic issues.

4. Think Long-Term

Spring and summer often create emotional buying decisions because homes naturally look their best.

While emotional connection matters, try to also think practically:

• Will the home still work in five years?

• Is the commute realistic?

• Does the layout suit future plans?

• How does the area perform historically?

Buying with both emotion and logic usually leads to the best long-term decisions.

The Bottom Line

The 2026 property market is not weak.

It is selective.

There are buyers.
There is demand.
There are deals happening every single day.

But there is also more competition than we have seen for years.

For sellers, that means strategy, presentation, and pricing are everything.

For buyers, it means more opportunity, more choice, and greater negotiating power, but also the need to move quickly when the right property appears.

The spring and summer market remains one of the best times of year to move home.

You simply need the right approach.