For decades, real estate has followed a predictable rhythm: spring brings the listings, summer is busy, fall slows down, and winter hibernates. But 2025 is rewriting the rules. In Rhode Island and greater New England, this September/October months look to be potentially more active than previous years outside the traditional spring season. Buyers and sellers alike are discovering that fall isn’t just a second chance—it’s quickly becoming the best time of year to make a move.
Mortgage Rates Are Finally Easing
One of the strongest reasons this fall market feels like spring is the trend in mortgage rates. After more than a year of volatility, the 30-year fixed mortgage rate eased to an average of 6.58% in mid-August, the lowest point of the year so far (WSJ).
While still well above the historically low 3% rates of 2021, this decline is meaningful. Lower borrowing costs directly increase affordability, giving buyers renewed purchasing power. “Pending home sales remain subdued, but stabilizing rates and more available inventory are helping serious buyers re-engage with the market,” explained Lawrence Yun, Chief Economist for the National Association of Realtors (NAR).
For buyers who sat on the sidelines earlier this year, this easing is a signal to act—and for sellers, it means more qualified buyers are returning to the market.
Inventory Is Rising, Giving Buyers More Choice
Spring is usually known for its flood of new listings. But in 2025, many homeowners waited until later in the year to put their homes on the market. As a result, supply is improving just as demand picks up again.
According to the National Association of Realtors, existing-home sales in June totaled 3.93 million, with a median sales price of $435,300 and a 4.7-month supply of homes nationwide. That’s a marked improvement compared to the scarce inventories of the pandemic years.
Additionally, the median price of single-family homes sold in Rhode Island continued to climb in July 2025, rising 2% year-over-year to $505,000, according to the Rhode Island Association of Realtors. The median condominium sales price dropped 5.7% to $372,000, while the multi-family home sales price increased 12.36% to $618,000 in Rhode Island, according to RIAR.
Experts believe this shift is part of a larger trend. As Capitol Lien observed in their recent housing report, “The transition to a buyer’s market in 2025 reflects a much-needed rebalancing after years of overheated conditions.” For buyers, this means more options and negotiating power. For sellers, it underscores the need for competitive pricing and standout presentation.
Fall Buyers Have More Negotiation Power
Another factor fueling the September surge is buyer motivation and less competition among other buyers with less bidding wars. Families with school age kids are hunkered in for the 2025-26 school year, so buyers not tied to school districts have more choices and less competition with multiple offer situations which were the norm during the spring market. With many listings seeing price reductions and increased days on market, buyers are finding they have more leverage to negotiate better terms with sellers. September and October are ideal months to see homes in beautiful fall New England foliage and light, and can be settled in before the holidays.
Most buyers who lost out in bidding wars in the spring or didn't want to be apart of bidding wars have much less competition amongst other buyers in the "slower" fall market. Corporate and employee relocations also tend to ramp up after the summer slowdown, especially since many employers tend to make hiring decisions during Q4 2025 (for Jan 1, 2026 fiscal year employments) during annual budget crunch time.
Unlike the fast paced spring market, fall buyers tend to be me more thoughtful, looking for a "specific property" that makes sense for their criteria, yet are serious, value-conscience buyers looking for long-term value.
Says Steve Miller, Team Leader of the Steven Miller Group – “The home we currently live in and bought in 2006 didn’t come on the market until after Labor Day. Back then, we had been looking throughout the spring and summer to educate ourselves with the local Cranston and Providence markets while selling my coop in Manhattan which had been on the market in late spring/summer. It was also the beginning of a real estate market that favored buyers in negotiations. We went under contract Friday of Columbus Day weekend and closed the day before Thanksgiving to move in to enjoy the holidays that year in Rhode Island. Without a doubt, fall market is an ideal time to buy since you don’t feel as rushed to make such a significant financial decision that impacts your family, as compared to buyers feeling that pressure of multiple offers and making decisions quickly during the faster paced spring market.”
Seasonal Staging Gives Sellers an Edge
Beyond numbers, the fall season offers something spring can’t: cozy, emotional appeal. Warm lighting, autumn décor, and welcoming curb appeal with mums and pumpkins make homes feel inviting at a time when buyers are craving comfort.
Highlighting energy efficiency is another smart strategy. As temperatures cool, buyers become more aware of heating costs, so showcasing updated windows, insulation, or a smart thermostat can make a home more appealing.
Home Prices: Rising, but Moderating
The good news for buyers is that while home prices remain elevated, growth is moderating. Forecasts for 2025 show more sustainable gains rather than the double-digit spikes of recent years:
· Fannie Mae projects 4.1% annual price growth
· NAR expects around 3% · J.P. Morgan predicts about 3% overall (J.P. Morgan)
As Yun noted, limited new construction continues to pressure prices, particularly for entry-level homes, but the pace is no longer overwhelming. For buyers, this means less fear of runaway appreciation; for sellers, it means values remain strong but require realistic pricing to attract offers.
The Bottom Line
The idea that “spring is the only season to buy or sell” is quickly becoming outdated. In fact, September 2025 and fall market more broadly offers one of the best opportunities in years. Mortgage rates are the lowest so far YTD 2025 with 12-month lows, inventory is rising throughout Rhode Island and Massachusetts, and buyers who have been looking for several months or longer really want to close before the holidays if possible – if the house is right for them. At the same time, seasonal staging and emotional appeal can help sellers maximize value.
Whether you’re looking to purchase your first home or list your property for a strong fall sale, the message is clear: don’t wait until next spring. The conditions are already here—and for many buyers and sellers, Fall just may be the new “Spring” in real estate here in Rhode Island and Massachusetts.
