Why “Waiting Until Spring” Could Cost You Thousands

It is the most common phrase we hear in January: “We are just going to wait until Spring to start looking.”

It makes sense on the surface. The weather is nicer, the flowers are blooming, and more homes hit the market. But if you look at the raw data for Ada and Canyon Counties, waiting until the “Spring Rush” is often a financial mistake.

The “February Window” is open right now. Here is the data on why buying before the crowd wakes up is the smartest move for your wallet.

Here's what the data from Ada and Canyon Counties consistently shows when buyers wait.

1. The Inventory Warning Sign (Supply is Dropping)

Many buyers assume that inventory stays flat until Spring. The data shows the opposite.

In our latest market report, we saw inventory in Ada County drop by 16% between November and December (falling to just 1,596 active listings).

What this means for you: Supply is tightening before demand heats up. As we head into March and April, buyer demand typically surges faster than sellers can list homes. This imbalance creates competition.

Right now, in January and February, you are competing against very few other buyers. By April, you could be fighting 3 or 4 other families for the same house.

2. The “Desperation Gap” (Winter Sellers vs. Spring Sellers)

There is a massive psychological difference between a seller listing their home in February vs. May.

• The Spring Seller: Knows the market is hot. They expect full price, multiple offers, and zero requests for repairs. They are “cocky.”
• The Winter Seller: Has a specific reason they need to sell. Maybe it’s a job relocation, a divorce, or financial necessity. They are “motivated.”

The Data Proof: Right now, homes are sitting on the market for roughly 52 days in Ada County and 61 days in Canyon County. This is your leverage.

In this window, sellers are far more likely to accept a lower offer or pay for your closing costs (often $5,000 – $10,000). In the Spring, those concessions often disappear entirely.

3. The “Wait to Save” Trap (And the DPA Solution)

The #1 reason buyers wait until Spring? “We need a few more months to save for our down payment.”

This is a noble goal, but it often backfires. While you are saving $1,000 a month, home prices in the Spring often jump by 3-5% due to demand. That $450,000 home might cost $465,000 by May - wiping out everything you just saved.

The Solution: Don’t Save It, Grant It.

You don’t need to wait 6 months to save a down payment. Idaho has some of the best Down Payment Assistance (DPA) programs in the country, and they are available right now.

Through the Idaho Housing and Finance Association (IHFA), qualified buyers can receive:

• Up to 7% of the sales price in assistance.
• Funds can be used for your Down Payment and Closing Costs.
• Low interest rates tailored for first-time buyers.
• Find out more about Down Payment Assistance in Idaho.

The Strategy: Instead of waiting until May to save $15,000 (while the house price goes up $20,000), use an Idaho Housing program to buy the home now at the lower winter price, with less competition.

4. Avoiding the Rate Roulette

While mortgage rates have stabilized in the low 6% range, the Spring market is volatile. If inflation data ticks up in March, rates could jump.

Buying in the “February Window” allows you to lock in today’s known rates without gambling on the future. Plus, with sellers willing to offer “2-1 Buydowns” (a temporary rate reduction paid for by the seller), your effective rate for the first year could be significantly lower - a deal that is much harder to negotiate when 5 other buyers want the same house.

Even if rates improve later, refinancing is always an option - overpaying in a bidding war is not.

The Bottom Line

History tells us the same story every year: The buyers who shop in the cold get the best deals. The buyers who wait for the sun get the bidding wars.

Don’t let the calendar dictate your financial future. The smartest time to buy is when everyone else is waiting.

Ready to see if you qualify for Down Payment Assistance?

Contact the 1st Choice Mortgage team today. We can run the numbers for you in minutes.

Frequently Asked Questions About Buying in Winter

Is inventory really lower in the winter?

Yes. In Ada County, active listings dropped 16% between November and December 2025. While this means fewer choices, it also means the sellers who are listed are highly motivated and serious about selling.

Can I really get my closing costs paid by the seller?

In the current winter market, yes. With homes sitting on the market for over 50 days, sellers are much more willing to offer “Seller Concessions” to cover your closing costs or buy down your interest rate. This is much harder to get in the busy Spring market.

How does Idaho Down Payment Assistance work?

Idaho Housing (IHFA) offers loans specifically for first-time buyers that can cover up to 7% of the sales price. This money can be used for your down payment and closing costs, meaning you can often buy a home with very little money out of your own pocket.