It’s usually the hottest time of year for real estate. But this summer, something unexpected is happening. Instead of adjusting prices to meet the market, a growing number of home sellers are simply pulling their listings.
This trend of delisting homes—removing them from the market entirely—is raising questions about what’s really going on in today’s housing landscape. Is it a sign of panic, a tactical move, or something else? Let’s take a closer look at why delistings are surging and what it means for the rest of 2025.
Delistings Are Rising Fast—Here’s the Data
According to Realtor.com, delistings surged 48% in July compared to the same time last year. For every 100 new listings, about 21 homes were removed from the market. That’s a major jump from just 13 per 100 back in May.
In some markets, the numbers are even more dramatic. In Miami, there were 59 delistings for every 100 new listings. Phoenix came in at 37, while Riverside, California, reported 30. These figures point to more than just a seasonal slowdown—they suggest a serious disconnect between sellers and buyers.
Year to date, delistings are up 35% from 2024. This isn’t a fluke—it’s a trend that’s accelerating across the country, especially in markets where inventory is high and prices are flat or falling.
Why Are Sellers Delisting Their Homes?
There are several reasons why delisting is on the rise, and most of them come down to seller psychology and strategy.
Many homeowners are still emotionally anchored to peak-era prices. They remember what their neighbor got two years ago and want the same—even if today’s market won’t support it. When buyers hesitate and offers don’t come in, these sellers choose to delist rather than drop the price.
High mortgage rates aren’t helping either. With the 30-year fixed sitting near 6.72%, affordability is a real issue. Buyers are already stretched thin, dealing with inflation, taxes, and insurance hikes. It’s no surprise they’re reluctant to overpay, especially when they have more inventory to choose from.
In some cases, delisting is a deliberate tactic. Sellers may plan to make upgrades, switch agents, or wait for a more favorable season. As one expert put it, “This is often about timing, not panic.” That means some of these homes may come back—just not yet.
The Standoff: Sellers vs. Buyers
What we’re seeing is a classic market standoff. Sellers aren’t desperate—they’re sitting on low mortgage rates and a lot of home equity. They can afford to wait. In fact, many would rather pull their home off the market than settle for less.
Buyers, on the other hand, are cautious. They’re no longer willing to waive inspections or throw in aggressive offers just to win. With more choices and more time to shop, buyers are looking for value—not hype. And if they don’t see it, they move on.
This mismatch is creating a cooling effect across the board. Homes are sitting longer. Price cuts are rising. And delistings are becoming more common as sellers quietly back away.
The result is a slower, quieter market with more uncertainty—and that has implications for what comes next.
What to Expect Heading Into Fall and Winter
Typically, real estate activity slows in the second half of the year. But this fall could be even quieter than usual. With so many homes already delisted, inventory could tighten further—especially if more sellers decide to wait until spring.
However, there is a silver lining. If mortgage rates drop even slightly, we could see a surge in buyer activity. Many buyers have been on the sidelines for months, waiting for better conditions. If rates shift, they could come back quickly.
That’s why timing matters more than ever. Whether you’re buying or selling, fall 2025 may bring unexpected opportunities—but only for those who are paying close attention.
Tips for Sellers in a Delisting-Friendly Market
If you’re thinking about selling, this isn’t 2021. Buyers are price-sensitive, and overpricing your home could lead to a stale listing—or a delisting.
Start by looking at recent sales in your area—not just listings. What are homes actually selling for right now? Work with a real estate agent who understands today’s buyer mindset and can help you market your home effectively.
If you’re considering delisting, make sure it’s part of a broader plan. Are you planning to make improvements? Will you rent it out in the meantime? Or will you relist later with a new strategy? Clarity is key.
Smart, flexible sellers are still finding success. But they’re also realistic about pricing and timing.
What Buyers Should Keep in Mind
For buyers, this market offers something that hasn’t been around in years: leverage. With more inventory and longer days on market, you can negotiate—especially on homes that have been sitting or recently delisted.
Sellers may be reluctant to cut the price, but many are open to offering closing cost credits, repair concessions, or mortgage rate buydowns. Don’t be afraid to ask for what you need.
Also, keep tabs on delisted homes. Some will return to the market with new photos, upgrades, or pricing. Being ready when that happens could give you a strong advantage.
The key is to stay pre-approved, stay informed, and be ready to act when the timing is right.
Are We Headed for a Market Shift?
This rise in delisting activity could signal the start of a broader price correction. Not a crash—but a realignment.
Already, more than 20% of listings saw price cuts in June—higher than any June in the last eight years. Denver leads the way, with one in three listings seeing a reduction. Other cities like Sacramento, Miami, and Cincinnati are also seeing year-over-year price declines.
Inventory is growing across all regions, and homes are staying on the market longer. Active listings just topped one million nationwide for the second month in a row.
This is all pointing toward a more buyer-friendly market. Sellers will either need to adapt—or be prepared to sit on the sidelines until things shift again.
FAQs About Delisting in the Housing Market
What does it mean to delist a home?
Delisting a home means removing it from the market without selling it. It can be temporary or permanent, and it’s often done when a seller doesn’t get the offer they want.
Why are so many homes being delisted right now?
Many sellers are anchored to high price expectations and aren’t willing to lower them. Rather than sell for less, they’re choosing to pull their listings and wait.
Is delisting a sign of panic?
Not necessarily. In today’s market, many sellers have low mortgage rates and high equity. Delisting is often a strategy, not a signal of financial distress.
Can a delisted home come back on the market?
Yes. In many cases, delisted homes return with updated pricing, new photos, or after improvements have been made.
Should buyers pay attention to delisted properties?
Absolutely. These homes may return at a better value—and catching them early could give you an edge in negotiations.
Will delisting trends continue through the rest of 2025?
It’s likely, especially if mortgage rates stay high and sellers remain reluctant to lower prices. The trend could lead to tighter inventory and more cautious buying behavior.
