Should You Make Another Price Reduction Before the Holiday Season?

Oct 1

6 min read

If your home has been on the market for weeks without an offer, you may be wondering whether another price reduction is the right move before the holiday season.

It is a fair question. As the year winds down, some buyers become more selective, while others are motivated to move before the end of the year. Your home may still attract the right buyer, but its price needs to make sense compared with the other properties available.

For homeowners selling a home in Bend or elsewhere in Central Oregon, the decision should come down to current market evidence, not simply the time of year.

What Does the Current Bend Housing Market Tell Sellers?

Recent market data suggests that buyers are paying close attention to pricing and negotiating opportunities.

According to Bend Premier Real Estate's September 2026 market report, closed sales in Bend were down 16% compared with September 2025, while pending sales declined more than 21%. The report also found that 45.6% of closed sales included seller concessions.

These numbers point to a market where sellers need to understand what buyers are willing to pay and what competing homes offer.

That does not automatically mean every homeowner needs another price cut. A well-priced home with desirable features may still attract interest. However, if your listing is getting little attention, it may be time to revisit your strategy.

4 Signs It May Be Time for Another Price Reduction

1. Your Home Is Getting Few Showings

If buyers are not scheduling showings, your listing may not be making it onto their shortlists.

Price is one possible reason. Buyers often compare homes by location, size, condition, and monthly affordability before deciding which properties to visit.

Review how your asking price compares with similar Bend homes for sale or listings in your specific Central Oregon neighborhood. If buyers can find similar homes for less, your current price may be limiting interest.

2. Buyers Are Consistently Mentioning Price

One comment about price does not necessarily mean you need to reduce it. But if multiple buyers or agents raise the same concern, pay attention.

Look for patterns in showing feedback. Are buyers comparing your home with newer properties? Do they feel the condition does not match the asking price? Are similar homes offering more space or better features for the same amount?

Repeated feedback is useful market information. It can help you determine whether the issue is the price itself or something that could be improved through repairs, staging, or better presentation.

3. Competing Listings Are Becoming More Attractive

Your home is competing with every comparable property buyers can afford, not just the homes that sold last month.

Check whether nearby sellers have reduced their prices, improved their listings, or started offering concessions. New construction can also compete with resale homes through builder incentives.

If buyers can purchase a comparable home with better terms, your listing may need a pricing adjustment or another way to improve its value.

4. Your Listing Has Lost Momentum

The first few weeks on the market are important because your listing is new to buyers actively searching for a home.

If showings have slowed, online interest is limited, and no offers are coming in, continuing with the same price may not change the outcome.

Before making another reduction, review the listing's history, recent comparable sales, current competition, and buyer feedback. The goal is to make a deliberate adjustment that improves your position, rather than repeatedly lowering the price without a clear strategy.

Should You Lower the Price Before the Holidays?

There is no universal answer. Your timeline, financial goals, and local competition all matter.

A price reduction may make sense if:

You need to sell before the end of the year.
Your home is priced above comparable properties.
Showing activity has dropped significantly.
Recent sales suggest buyers are paying less than your asking price.
Competing sellers are offering more attractive prices or incentives.

You may want to reassess other factors first if:

Your home is receiving consistent showings and serious interest.
Comparable sales still support your current price.
Buyer feedback points to a fixable issue with condition or presentation.
Your property has features that make direct comparisons difficult.

The key is to avoid making a decision based only on the calendar. Some buyers remain active during the holidays, and some sellers prefer to wait. What matters most is how your home is positioned against the options available to buyers right now.

Could a Seller Concession Work Better Than a Price Cut?

A lower asking price is not the only way to make your home more appealing.

Depending on your financial goals and the buyer's needs, you might consider offering help with closing costs or a mortgage rate buydown. These concessions can reduce some of the buyer's upfront expenses or financing costs.

In Bend's September 2026 market, seller concessions were included in 45.6% of closed sales, according to the local market report linked above.

However, concessions are not automatically better than a price reduction. Their value depends on the buyer's loan, the lender's rules, and how much you would spend compared with reducing the price.

A Bend real estate agent can help you compare possible offers and estimate your net proceeds after concessions, closing costs, and other expenses.

How Much Should You Reduce Your Asking Price?

There is no single percentage that works for every property.

A small reduction may be enough if your home is already close to market value and needs a little more visibility. A larger adjustment may be necessary if the asking price is substantially above comparable sales or the home has been overlooked for a long time.

Before choosing a new price, review:

Recent closed sales of comparable homes.
Current active listings and their asking prices.
Pending sales, where reliable information is available.
Recent price reductions in your neighborhood and price range.
Your home's condition, updates, location, and unique features.
Your timeline and the amount you need to net from the sale.

Rather than choosing a round number simply to make a reduction, identify a price that places your property competitively among the homes buyers are likely to compare.

What If You Decide to Wait Until After the Holidays?

Waiting may be reasonable if your timing is flexible and your current pricing is supported by the market.

However, waiting does not guarantee that you will receive a better offer later. Market conditions, mortgage rates, inventory, and buyer demand can change. You will also need to consider carrying costs such as mortgage payments, utilities, insurance, and maintenance.

If you decide to keep your home on the market, use the time to improve its presentation, review your marketing, and monitor competing listings. Set a specific date to reassess your strategy so the decision does not get pushed back indefinitely.

The Bottom Line for Central Oregon Home Sellers

Another price reduction before the holidays should be based on evidence, not pressure.

If your home is getting little interest, buyers consistently see it as overpriced, or competing properties offer better value, a thoughtful adjustment could help bring your listing back into consideration. If the price is already supported by comparable sales, other changes may be worth exploring first.

The best next step is to review your home's position in the current market and decide what will give you the strongest chance of reaching your selling goals.

If you are considering selling your home in Bend, Redmond, Sisters, or elsewhere in Central Oregon, Greg Powell can help you evaluate your options and build a pricing strategy around your timeline.

Visit GregPowellHomes.com to learn more.

FAQs

Should I reduce my home price before Thanksgiving?

It depends on your home's performance, competing listings, and your timeline. If your price is above comparable homes and showings have slowed, adjusting it before Thanksgiving may help attract more attention. Review current market evidence before deciding.

Do homes sell during the holiday season in Central Oregon?

Yes, homes can sell during the holidays, although activity varies by year, location, and price range. Some buyers have time-sensitive reasons to move, so a well-positioned listing may still attract serious interest.

How many price reductions are too many?

There is no fixed number. Repeated reductions can signal that the original pricing strategy was not aligned with buyer expectations. It is usually more useful to evaluate the market carefully and make a well-supported adjustment than to reduce the price in small increments without a plan.

Should I offer closing cost assistance instead of lowering the price?

Possibly. Closing cost assistance or a mortgage rate buydown may appeal to some buyers, while others may respond more strongly to a lower asking price. Compare the cost to you and the likely benefit to the buyer before choosing.

How do I know what my home is worth right now?

Start with recent comparable sales, current competing listings, your property's condition, and local buyer activity. An agent familiar with your neighborhood can help you estimate a realistic asking price and evaluate your likely net proceeds.