Want to Move Before Christmas? Why August Is the Time to Start Planning

Nobody really wants to talk about Christmas in August.

The sun is still out, the schools have only just broken up and most of us are thinking far more about summer holidays and BBQs than Christmas trees and moving boxes.

But if one of your goals is to be in a new home before Christmas 2026, now is exactly the time you should be thinking about it.

Moving home takes longer than many sellers expect. There is preparing your property, choosing an estate agent, launching to the market, finding the right buyer and then progressing the sale through solicitors, searches, surveys, mortgages and potentially an entire chain.

Starting the conversation in August doesn't mean you need to put your home on Rightmove tomorrow.

It means giving yourself time.

How long does it take to sell a house in 2026?

This is one of the most common questions we hear from homeowners considering a move.

There is no single answer because every property, buyer and chain is different. However, the latest national figures give us a useful indication.

Rightmove reported that the average UK seller took 62 days to secure a buyer in June 2026. That's around two months simply to reach Sold STC, before the majority of the legal process has taken place.

Once an offer has been accepted, HomeOwners Alliance estimates that the conveyancing process typically takes around 12 to 16 weeks from offer accepted through to completion.

Put those two stages together and it becomes easy to see why an August conversation about a Christmas move isn't premature at all.

In fact, it could be exactly the right time.

Can I still move house before Christmas 2026?

Yes, absolutely.

But the earlier you start preparing, the more control you give yourself.

There will always be homes that sell within days and transactions that progress particularly quickly. Equally, there will be properties that take longer to find a buyer and chains that experience delays.

National averages should therefore be treated as a guide rather than a deadline.

What they do demonstrate is that waiting until October or November before beginning the process can make a pre-Christmas completion significantly more challenging.

If you're serious about moving before Christmas, August gives you valuable preparation time before the autumn market.

What does a realistic moving timeline look like?

A typical seller may need to allow time for:

• Arranging valuations and choosing an estate agent
• Preparing the property and completing any small jobs
• Professional photography, floor plans and marketing
• Launching the property to the market
• Conducting viewings and negotiating offers
• Finding and securing an onward property
• Surveys, searches and mortgage valuations
• Solicitors raising and answering enquiries
• Managing the wider property chain
• Exchange of contracts and completion

HomeOwners Alliance estimates that getting from listing to an accepted offer can take anywhere from three to 14 weeks, depending on buyer demand, pricing and the local market.

That's why we'd always rather have the conversation early.

You don't necessarily need to launch immediately, but you can make sure everything is ready when you decide the time is right.

Why pricing matters when you want to move before Christmas

In the current market, pricing is particularly important.

We're seeing buyers actively looking and homes are selling, but buyers are also price-conscious and have plenty of choice.

Rightmove reported that the amount of property available for sale remained close to a 12-year high for the time of year in its latest data. When buyers have more choice, they're naturally more likely to compare properties carefully before arranging viewings or making offers.

This is why launching at the right price matters.

Setting an ambitious asking price with the intention of "seeing what happens" can be tempting, but if buyers don't respond, valuable weeks can disappear before a reduction is eventually made.

HomeOwners Alliance's 2026 research also highlights the relationship between pricing, time on market and eventual sale price. Its data found homes selling after one month achieved an average of 98% of asking price, falling to 95.5% for homes taking two to three months to sell.

If Christmas is your goal, an evidence-led launch price based on recent sales, current competition and actual buyer demand becomes even more important.

The aim isn't to price cheaply.

It's to price correctly.

Start getting your paperwork ready now

One of the easiest things sellers can do in advance is get organised.

You don't have to wait until you've accepted an offer before thinking about paperwork.

Depending on your property, your solicitor may eventually need information relating to alterations, planning permission, building regulations, guarantees, warranties, boundaries, boiler installations, electrical work or other changes you've made during your ownership.

Leasehold properties can require additional documentation and information from managing agents or freeholders.

Finding out that something is missing after you've accepted an offer can create unnecessary delays.

If you're planning to move this year, speaking to a conveyancing solicitor early and beginning to gather your documents can make the later stages considerably easier.

Use August to get your home ready for the market

Preparing a home for sale doesn't mean spending thousands of pounds renovating it.

Often, the smaller jobs make the biggest difference.

August is a great opportunity to walk through your home as though you were seeing it for the first time.

• Are there rooms that could be decluttered?
• Does the garden need tidying?
• Are there small unfinished jobs you've been meaning to deal with?
• Could certain rooms be rearranged to demonstrate their purpose more clearly?

The objective isn't to create a show home. It's to make sure buyers can easily see the space, lifestyle and potential your property offers.

Good presentation then needs to be backed by good marketing.

Professional photography, considered property descriptions, video, floor plans and, where appropriate, drone footage all help create the strongest possible first impression when your home launches.

Should I choose an estate agent now if I'm not ready to sell?

You can certainly start speaking to estate agents before you're ready to put your home on the market.

In fact, we'd encourage it.

A good valuation appointment shouldn't simply be somebody walking around your home and giving you the highest number they think you'll accept.

It should help you understand:

• What your property is realistically worth
• What comparable homes have actually sold for
• What you're competing against
• Current buyer demand
• How your property should be marketed
• What you could do before launching
• The likely timescale for your move

That information can then help you plan your onward purchase and finances with much greater confidence.

At Hawthorn & Co, our approach to pricing is evidence-led. We look at recent sold prices, current competition and what buyers are actually doing in the market rather than simply choosing an asking price designed to win an instruction.

What is the property market like in summer 2026?

There are buyers in the market and transactions are happening, but sellers need to recognise that buyers currently have choice.

Rightmove's July 2026 data showed average new seller asking prices had fallen by 1% during the month, while the volume of available property remained close to a 12-year high for the time of year.

HomeOwners Alliance also reports that UK residential transactions in May 2026 were 17% higher than May 2025, although that comparison was affected by changes to Stamp Duty in 2025.

What does that mean in practical terms?

Homes can and are selling.

But buyers are comparing carefully, and correctly priced, well-presented homes are in a much stronger position to capture that demand.

For sellers hoping to move before Christmas, that makes the launch strategy particularly important.

What can I do now if I want to move before Christmas?

You don't need to panic, rush your property onto the market or start packing boxes tomorrow.

You simply need to start planning.

August gives you an opportunity to understand your property's value, speak to an estate agent, prepare your home, organise paperwork, consider your onward move and get everything ready for launch.

Then, when you're ready to go, you're not starting from scratch.

The earlier stages of selling can feel relatively relaxed, but once you've found a buyer and an onward property, suddenly there are solicitors, mortgage brokers, surveyors, estate agents and potentially several other people in a chain all working towards the same goal.

A little preparation now can make a big difference later.

Frequently asked questions about moving before Christmas

When should I put my house on the market to move before Christmas?

There is no guaranteed date because every transaction is different. However, with national data indicating around two months to secure a buyer and conveyancing commonly taking another 12 to 16 weeks, sellers hoping to complete before Christmas should start preparing as early as possible.

Is August a good time to sell a house?

August can be a useful time to prepare and launch a property, particularly if you have a specific reason for wanting to move before the end of the year. Your individual circumstances, local buyer demand, pricing and competition are more important than simply trying to identify the "perfect" month.

How long does it take to get a buyer in 2026?

Rightmove's June 2026 data showed an average of 62 days to secure a buyer nationally. This varies considerably depending on location, property type, condition, competition and asking price.

How long does conveyancing take after accepting an offer?

HomeOwners Alliance estimates approximately 12 to 16 weeks from accepting an offer to completion, although straightforward transactions can be quicker and complicated chains can take considerably longer.

Can I get my house valued even if I'm not ready to sell?

Absolutely. An early valuation can help you understand your likely sale price, current competition and what you may be able to afford for your next home. It also gives you time to prepare properly before launching.

Does pricing affect how quickly my home sells?

Yes. Pricing is one of the biggest factors influencing buyer interest. Rightmove notes that properties priced too high will generally take longer to secure a buyer, while HomeOwners Alliance recommends considering local market conditions and comparable sales when setting an asking price.

Thinking about moving before Christmas?

We don't need to put the Christmas decorations up just yet. 😁

But if being in a new home before the end of the year is on your mind, now is the time to start getting your ducks in a row.

At Hawthorn & Co, we'll give you a clear, evidence-led view of your home's likely value, what the current market is doing and how we'd position your property to give you the strongest possible start.

There's no need to rush onto the market. The first step is simply understanding your options and putting a plan in place.

If you're considering selling, complete our contact form or call 01926 919553 to arrange a no-obligation property valuation and start planning your next move.