Top 5 reasons to buy now in El Dorado County (instead of waiting for spring)

You already called the pattern: fewer buyers right now, then spring ramps as people aim for a summer move. In a market like El Dorado County, that timing shift matters because it changes how hard you have to compete, and how much sellers will give you in credits and repairs.

Right now, the numbers support a slower, more negotiable season. Redfin shows a median 90 days on market in January 2026, and an average sale-to-list price of 97.3%. Translation: homes are taking longer and, on average, selling under list price. (Redfin)

Here are the five strongest reasons buyers consider acting before spring.

1) Less competition now means fewer bidding wars

When more buyers flood the market in spring, desirable homes become “must-win” purchases and that is where multiple offers show up. Nationally, NAR points out the market peaks in June and that competition rises with it. (National Association of REALTORS®)

What that means in real life for your buyers:

• A first-time buyer does not have to write as aggressively just to be taken seriously.

• A move-up buyer has a better shot at getting their offer accepted without waiving important protections.

2) Better odds of seller credits and concessions

This is the one you see every year: spring heat usually equals fewer seller credits.

In a slower season, sellers are more open to:

• closing cost credits

• repair credits after inspections

• rate buydown contributions (when it makes sense)

Local data backs up the idea that buyers have leverage right now. Zillow shows 62.9% of sales under list price (Nov 2025) and a 0.983 median sale-to-list ratio. (Zillow)
Redfin also shows 20.3% of listings with price drops (Jan 2026), which often signals motivated sellers. (Redfin)

Practical takeaway: buying now can reduce the cash buyers need at closing, even if the price looks similar on paper.

3) More time to make a smart decision (and do due diligence)

A calmer market gives buyers breathing room. In January 2026, Redfin shows 90 days on market in El Dorado County. (Redfin)

That slower pace can help buyers:

• view a home twice before writing

• bring a contractor for quick input

• negotiate inspection items without feeling like the seller will just jump to the next offer

This matters a lot for first-time buyers who are learning the process as they go.

4) You stop paying “waiting rent” and start building ownership sooner

Even if you do not want to overpromise appreciation, there is a very real monthly cost to waiting: rent and time.

Zillow shows an average rent of $2,290 in El Dorado County as of Dec 31, 2025. (Zillow)
If a buyer waits 3 months for spring, that is roughly $6,870 in rent they are not getting back, plus the lost time of paying down a mortgage principal if they could have bought sooner.

5) You avoid the spring “double whammy”: higher prices and worse terms

Even when prices do not jump dramatically, spring often brings:

• more multiple offers

• fewer seller credits (your point)

• faster decision cycles

Nationally, NAR’s seasonal analysis says home prices are 16% more expensive in June compared to December through February. (National Association of REALTORS®)

Then there is the rate wildcard. Freddie Mac’s weekly survey shows the average 30-year fixed rate at 6.11% as of Feb 5, 2026. (Freddie Mac)
Rates can move quickly, and waiting for spring means taking on both competition risk and rate risk at the same time.

“Buy now” does not mean “buy sloppy” 

For first-time buyers

• Get fully underwritten or at least strong pre-approval, so you can move without panic.

• Target 2 to 3 areas that match budget realities (since your buyers choose locations based on budget).

• When you find the right home, ask for something measurable: seller credit, repair credit, or a rate buydown contribution.

For move-up buyers

• Use the slower season to negotiate closing timelines that match your move (longer close or rent-back when needed).

• Make your offer “clean” in the right places (certainty, timing), while keeping core protections (inspection, loan).