Thinking of Waiting for Lower Rates? Here’s How to Plan the Right Move

If you’re a homeowner who locked in a 2–4% mortgage during the pandemic years, you’re not alone if you feel “frozen.” Many sellers today are stuck in the same mental loop:

“Why would I sell a home with a great rate only to buy another one at today’s higher rates?”

It’s a fair question and one that deserves a real, numbers-based conversation rather than pressure to list. The truth is: there’s no one-size-fits-all answer, but there are clear scenarios that can help you decide what makes sense for your life, finances, and timeline.

Let’s break down three realistic paths homeowners are considering in 2025.

Scenario 1: Sell Now, Buy Now, Even With Higher Rates

Many homeowners think this is automatically the “bad deal,” but here’s what’s actually happening in today’s market:

You’re likely sitting on strong equity.

Most owners gained $100K+ in equity the last few years. That equity can significantly soften the impact of a higher interest rate.

Buyer demand is still strong in markets like the Triangle.

Even with rates in the 6s–7s, well-presented homes are moving because:

• Inventory is still below normal

• New construction isn’t filling the gap fast enough

• Relocations into the area remain strong

Meaning: You’re selling into a market where demand is still healthy.

You can use seller concessions and creative financing.

Things like:

• 2-1 buydowns

• Permanent rate buydowns

• Assumable loans (in certain cases)

• HELOCs to bridge the equity gap

With planning, buying at a higher rate becomes manageable and you can still refinance if/when rates dip.

Scenario 2: Sell Now, Rent for a Year, Buy Later

This option is underrated.

Some owners want to:

• Cash out their equity now

• Avoid timing the market

• Delay taking on a new mortgage until rates or personal circumstances improve

Renting temporarily can:

• Give you flexibility

• Let you take your time shopping

• Remove the “contingency pressure” when buying

• Put you in a stronger position to negotiate

This strategy makes the most sense if you’re not in a hurry and want to capitalize on today’s seller demand without locking into a long-term loan yet.

Scenario 3: Wait for Lower Rates, But Understand the Trade-Off

Yes, rates may eventually ease. But here’s what most owners don’t consider:

When rates drop, competition explodes.

Lower rates mean:

• More buyers

• More sellers jumping back in

• More bidding wars

• Higher home prices

You might save on rate but pay more for the house.

Timing the market is extremely difficult.

Economists can project, but nobody nails it perfectly. Waiting for the “perfect time” often leads to missed opportunities.

Your life timeline matters more than the market timeline.

Moves triggered by:

• Growing families

• Downsizing

• Job changes

• Lifestyle upgrades

…shouldn’t be put on pause indefinitely for a hypothetical future rate.

The Real Question: What Does Your Math Look Like?

Every homeowner’s situation is different and that’s where having a planner matters.

I help owners run the numbers on:

• Today’s equity

• Monthly payment options

• Rate-buydown scenarios

• If renting makes sense

• Whether waiting could help or hurt

• How local demand trends affect timing in the Raleigh-area market

It’s not about pushing you to list, it’s about giving you a clear roadmap so you can move when you’re ready, with confidence and no surprises.

Thinking About a Move in 2025? Let’s Run the Scenarios Together.

Whether you’re considering selling now, waiting for rates to shift, or exploring a temporary rental strategy, I can give you a simple, personalized breakdown of your options.