The short answer: Most buyers in St. Cloud move between May and July, when school is out. That is the busiest season. But it is also when the most homes hit the market. If you have a choice, get ready in January and be on the market by February. And give yourself a lot of runway. I tell sellers to plan for 90 days or more.
I have helped people sell homes in Central Florida full time since 2001, and I live in St. Cloud. Here is how I explain timing to my own sellers.
When Do Most People Buy in St. Cloud?
Our market runs on the school calendar. Families want to buy after school lets out and be settled before the new year starts. So activity picks up after May and stays busy through July. By August, most of those buyers have already made their move, and things slow down heading into winter.
Central Florida is also a place people move to all year long. Someone is always relocating here for a job, family or a fresh start. So there is no month when buyers disappear. There are just busier months and slower ones.
Why Spring Is Not Always the Best Time to List
A lot of sellers think, "I'll just put it on the market in the spring." So is everybody else. When you list in the busiest season, you are competing with the most homes for the same buyers. That makes top dollar harder to get, not easier.
There is another pattern I watch for. In my experience, a lot of listings expire around the first of the year. Those are homes that didn't sell. Their owners often relist in the spring, which adds even more homes to the pile.
Selling in the Off-Season
I had a seller list in the winter, and the home sold in January. It took a little longer than it would have in the summer. But they did fairly well. The buyers shopping in the slower months are usually very serious. Many are relocating and need a place to live.
In a perfect world, everyone would time their sale. Some people don't have that luxury. A job, a family change or an inherited home doesn't wait for spring. If that's you, be prepared for it to take a little longer. If your home is priced right, people are still buying.
What about the holidays? Listing during the holidays is not a bad thing. A home decorated for the season can look warm and happy, and buyers can picture their own holidays there.
A Simple Timeline for the Year You Want to Sell
If you want to sell next year and you have some flexibility, here is the plan I give my sellers:
- January: get a pre-listing inspection. Find out what needs to be fixed and what you can price for instead. Start getting the house ready.
- February: be on the market by February at the latest. Sooner is better, because it may take longer to sell than you expect.
- Every week after that: watch the market and adjust when the numbers tell you to.
Why so early? Your neighbors set your price. Every home near you that sells, or doesn't, changes what buyers will pay for yours. Getting ahead of the spring crowd means fewer homes for buyers to compare yours against.
Price It Right: Look at Four Lists, Not One
Most sellers look only at what sold. In today's market, that is not enough. Look at all four:
- Sold: what buyers actually paid.
- Active: the homes you are competing with right now.
- Pending: what buyers are choosing this month.
- Expired: the smoking gun. These show you a price, or a plan, that already failed.
Then make price changes on time. A house is a lot like a loaf of bread. The longer it sits on the shelf, the staler it gets, and buyers start asking, "What's wrong with it?"
Watch the market every week. What went pending? What type of home was it? Where was it? Did it have a pool? Did it back up to water? Your agent should be walking you through this every week. If they're not, it's time to find one who will. To see where your home stands, start with what's my St. Cloud home worth? And if you're wondering why some homes sit, read why aren't houses selling in Florida.
Florida's Seasons Work a Little Differently
Florida has maybe three seasons: spring, summer and fall. Our busiest selling season lands right in the middle of hurricane season, which runs June through November. You can't avoid that, because that's when families move. So plan around it, not away from it.
The bigger factor is the market itself. In a seller's market, homes can sell very fast. Right now, it is more of a buyer's market. In my view, that is likely to last a while. That's why I keep saying runway. In a buyer's market, sellers need more time to get enough buyers to see the home and want it.
What to Fix Before You List (the Short Version)
- Roof over 12 years old? Have a roofer or your insurance company check it for hurricane or hail damage before you list. The roof is the biggest deal-killer for buyers.
- The AC. If it hasn't been serviced, have a licensed and insured AC company service it, and keep the paperwork.
- Known issues. If your home has an electrical or plumbing item tied to a recall or class-action lawsuit, like certain older electrical panels or polybutylene pipes, tell your agent up front. It can affect whether a buyer can get insurance.
- Skip the big remodel. Spending $30,000 on a kitchen or bathroom can turn into a net loss if buyers don't like your colors or style.
- Paint smart. Fresh exterior paint looks clean. Inside, use light, neutral colors. Not sure what's in style? Look at what new home builders are using.
- Clean, declutter, and make sure it smells good. There's an old saying in real estate: if you can smell it, you can't sell it. Put away personal photos, extra kitchen items and anything valuable.
- Keeping a family heirloom? If it's attached, like a chandelier, swap it out before you list so there's no question about what stays.
For my full prep list, see my guide to selling your home in St. Cloud.
Your First Step
If you want to sell next year, start with a conversation with a professional Realtor. Get the home inspected. Find out what needs to be done, and what doesn't. Sometimes a little goes a long way: fresh mulch, some flowers out front, a clean mow, and a home that's organized and in order. That all shows up in the photos.
A great agent will tell you the truth, even when it's not what you want to hear. Sometimes the smart move is to price it right instead of making repairs. And a pre-listing inspection is a preemptive strike. It takes away the buyer's chance to come back after their inspection and try to renegotiate.
Thinking about selling in the next year?
Book a 15-minute call. I'll show you what's selling near you and help you pick the right time to list.
Frequently Asked Questions
What is the best month to sell a house in St. Cloud?
Most buyers move between May and July, when school is out. That makes it the busiest season, but it is also when the most homes are for sale. In my experience, listing in late winter, around February, puts you ahead of the spring crowd while buyers are already looking.
How long does it take to sell a house in St. Cloud right now?
It depends on the location, the price and how many homes like yours are for sale. Many St. Cloud homes take two to three months. My advice is to plan for 90 days or more from the day you list, so you are not rushed into a bad decision.
Is it bad to sell a house during the holidays in Florida?
No. A home decorated for the holidays can feel warm and happy, and buyers can picture their own holidays there. Buyers shopping in the slower months are often relocating and serious about buying.
Should I fix up my house before I sell it in St. Cloud?
Fix what a buyer's inspector or insurer will flag, like an old roof or an AC with no service records. Skip big remodels. A $30,000 kitchen can lose money if buyers don't like your choices. Clean, declutter and make sure the home smells good.
What should I do first if I want to sell next year?
Talk with a local Realtor early. Get a pre-listing inspection so you know what needs attention before a buyer finds it. Then decide what to fix and what to price for, and plan your listing date.
Cliff Clover, REALTOR® | The Clover Group at eXp Realty | (321) 320-7129 | Serving Central Florida since 2001. This post is general information and my own experience, not legal, tax, insurance or financial advice. How long a home takes to sell depends on the home, its price and the market at the time.