90 Days Left in 2026: The Year-End Real Estate Moves That Save Lancaster County Homeowners Real Money

I’m Austin Curtiss, a Coldwell Banker realtor here in Lancaster County. As I write this, there are about 89 days left in 2026. That’s not a countdown to panic, it’s a window of opportunity. Every year, I watch buyers and sellers leave real money on the table simply because they didn’t think about the calendar.

This isn’t generic tax advice, and you should talk to your CPA or tax advisor about your specific situation. But there are real, calendar-driven reasons to buy, sell, or at least make a plan before December 31, and I want Lancaster County homeowners to know about them while there’s still time to act.

For Buyers: Closing in 2026 Has Tax Perks

If you’re thinking about buying, getting to the closing table before New Year’s Eve can put money back in your pocket on your 2026 federal tax return. The mortgage interest you pay in 2026 and the property taxes you pay in 2026 are generally deductible in the year you pay them, if you itemize. Close in December, and even a few weeks of mortgage interest plus a property tax bill lands on this year’s return. Close in January, and you wait a full year to see any of it.

That’s not the main reason to buy, your timeline and your life are, but when the calendar works in your favor, take the win. And here’s the market angle: sellers in October, November, and December are motivated. Relocations, estates, folks who want to be settled before winter. Fewer buyers are competing. Homes are sitting a little longer. That combination is where negotiating power comes from. The buyers who get the best deals in Lancaster County are usually the ones buying when nobody else wants to shop.

One practical note: if you’re buying before year end, start now. With rates where they are and the holiday calendar eating up weeks, a mid-October contract gives you a comfortable runway to close before December 31. A mid-December contract is a sprint.

For Sellers: The Carrying Cost Nobody Calculates

If you’re on the fence about selling now versus waiting for spring, run the real math of waiting. It’s not just “maybe the market is better in April.” It’s four to six months of carrying costs: mortgage payments, property taxes, homeowner’s insurance, utilities, and maintenance on a home you don’t plan to keep.

Say your total monthly carrying cost is $2,500. Waiting until March costs you $12,500 to $15,000 before you even list, and that’s before factoring in that spring brings a flood of competing listings. January and February historically bring a wave of new inventory to Lancaster County as everyone who waited for spring lists at once. Your home goes from being one of the few options in December to one of dozens in February.

Now flip it. List in October or November and you’re selling into thinner inventory with serious buyers, people who need to move, not people who are casually browsing. Price it right, present it well, and you can be closed before the holidays.

There’s also the tax-year question for sellers. If selling this year versus next changes your tax picture, for example how capital gains or losses land, have that conversation with your tax advisor now, while you still have time to choose your closing date. Once December passes, the choice is gone.

For Homeowners Staying Put: Three Checks Before January

Even if you’re not moving, the calendar gives you three things to handle before the year turns:

1. Check your school tax bill for the homestead exclusion. Pennsylvania’s homestead and farmstead exclusion knocks a chunk off your school property taxes, but it only helps if it’s actually applied to your bill. Pull your school tax bill and confirm the exclusion is there. If it’s missing, talk to your county assessment office. It’s real money every year.

2. Review your escrow statement. If your lender escrows taxes and insurance, check whether your monthly escrow amount is about to change for next year. Property taxes and insurance premiums have both been climbing, and a surprise escrow increase in January is no fun. Better to know now and plan.

3. Save your improvement receipts. If you ever sell, the cost of real improvements, a new roof, a renovated kitchen, a finished basement, adds to your cost basis and can reduce the taxable gain. Start a folder now. Future you, filling out a tax return after a sale, will be grateful.

The Expired-Listing Opportunity

One more thing October brings: listings that expire. A lot of sellers list in the summer, don’t sell, and watch their listing agreements run out in the fall and winter. If you’ve been watching a home sit on the market for months, an expired listing is an opportunity. The seller is often more realistic about price than they were in June, and a fresh start with a new agent and a new strategy can turn a stale listing into a sold one. If there’s a house you’ve been eyeing, have your agent check whether it’s approaching expiration. Timing matters.

Frequently Asked Questions

Is it really better to buy before the end of the year for tax reasons?

It can be. Mortgage interest and property taxes you pay in 2026 are generally deductible on your 2026 federal return if you itemize. Closing in December means even a partial year of those deductions lands this year. But tax perks shouldn’t be the only reason you buy. Your budget, your timeline, and the right house matter more. Talk to your tax advisor about how it applies to you.

Should I list now or wait for the spring market?

Run the carrying costs. Every month you wait is a month of mortgage, taxes, insurance, and utilities on a home you’re planning to leave. Spring brings more buyers, but it also brings a lot more competing sellers. In a market with mortgage rates over 7 percent, a well-priced home in thin fall inventory often outperforms a home competing with twenty others in February.

What is the homestead exclusion and how do I know if I have it?

Pennsylvania’s homestead/farmstead exclusion reduces the school property taxes on your primary residence. It should show up as a line item or reduction on your school tax bill. If you don’t see it, contact the Lancaster County assessment office. Many homeowners who qualify have never checked.

If a listing expired, can I still buy the house?

Usually yes. When a listing agreement expires, the seller is typically free to work with a new agent or sell on their own, though there can be a protection period for buyers the old agent introduced. Have your agent verify the listing status and any contract terms before making a move.

How fast do I need to act to close before December 31?

Lenders, title companies, and holiday schedules all slow down in December. If you go under contract in mid-October, you have a comfortable cushion. By late November, you’re cutting it close. Start the conversation now if a year-end closing matters to you.

The Clock Is Ticking, Use It

Eighty-nine days is plenty of time to buy, sell, or get your tax-year ducks in a row, but only if you start. The worst outcome isn’t buying or selling at the wrong time. It’s drifting into January having done nothing and wishing you’d used the window.

If you’re thinking about a move in Lancaster County, let’s talk through your timeline, your numbers, and what makes sense before the calendar runs out. Call or text me at (717) 406-7337