If you’re keeping an eye on the housing market in Central Virginia and thinking, “Maybe I should wait for a recession before I buy or sell,” you’re not alone. A lot of people believe a downturn might bring lower home prices or better deals. But history—and market data—tells a different story.

As the One of the Top Real Estate Agents in Greater Richmond Area, Don Reid Properties is here to help you navigate the facts, not just the fear. Let’s explore why waiting for a recession could actually cost you more in the long run.

📉 Recession Doesn’t Always Equal Housing Crash

Many people still have the 2008 housing crash burned into memory, and understandably so. But the truth is, not every recession leads to a real estate meltdown. In fact, home prices have remained stable—or even increased—during many past recessions.

(See graph below: Home Price Changes During Recessions)

This shows us that recessions don’t necessarily lead to lower home values. In fact, the housing market often weathers recessions better than other sectors.

🏠 Home Prices Are Not Expected To Drop

Today’s housing market is driven by low inventory, strong buyer demand, and stable lending standards—very different from what we saw in the mid-2000s. So even if a mild recession were to occur, the current conditions suggest prices aren’t going to plunge.

Real estate experts and economists project that home prices will continue to rise moderately in most markets, including here in Chesterfield County, Henrico County, and surrounding Richmond areas.

(See graph below: Forecasted Home Price Trends)

Waiting for a big drop that may never come could leave you behind in a market that’s still moving forward.

🏦 Mortgage Rates Matter More Than Timing the Market

If you're waiting for a recession because you expect mortgage rates to fall—think twice.

Mortgage rates are notoriously hard to predict. While they may shift during economic slowdowns, they’re also influenced by inflation, Federal Reserve policy, and global markets.

(See graph below: Mortgage Rate Trends During Recessions)

Even if rates drop slightly, the overall cost of waiting—especially if home prices rise—can outweigh any potential benefit. And if rates go up? That delay could become very expensive.

🕒 Time Is Money in Real Estate

Let’s break it down: Every month you wait is another month of rising prices, missed equity, and higher borrowing costs.

For sellers, this means potentially missing out on the peak pricing window in your neighborhood. For buyers, it could mean paying more later for the same home you could afford today.

✅ Here’s the Bottom Line:

Waiting for a recession might seem like a smart move—but real estate doesn’t wait. The market is always evolving, and trying to time it perfectly rarely works out. History shows that even in uncertain times, real estate remains one of the most resilient investments.

At Don Reid Properties, we keep a pulse on the market so you don’t have to guess. Whether you’re buying your first home, upgrading, or getting ready to list—we’re here to guide you every step of the way.

📲 Ready to stop waiting and start moving?

Contact Don Reid Properties today for a free market consultation. Let’s make your real estate goals happen—on your timeline, not the market’s.